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Request to Rezone 1100 Carmel Drive_Sisters of St. Francis_TabledSisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, IA 52003-7991 June 9, 2014 City of Dubuque Attn: City Council 50 West 13th St. Dubuque, IA 52001-4864 RE: Sisters of Charity of the Blessed Virgin Mary June 101' City Council Meeting Honorable Mayor and City Council Members: On behalf of the Sisters of Charity of the Blessed Virgin Mary ("BVM") I enclose a PUD application for our campus at 1100 Carmel Dr., Dubuque, IA ("Campus"). We began the process of planning for the future of the Campus approximately 12 years ago. This effort was spurred by a recognition that our membership is aging. Demographic projections show that by 2023, just 9 years from now, we will have only 41 members under the age of 80; in 2039, we will have a total of 28 members, none of whom will be under the age of 65. Our hope is to use the human energies of our Congregation's members before they dramatically decrease, to complete our stewardship of the Campus by creating a zoning structure that provides predictability for the City and our neighbors while allowing us to meet our goals and values for years to come. These goals and values include providing for responsible stewardship of land and buildings and use of resources for the common good of earth and its people, while allowing us to continue to engage in our mission and care for our members within the projected limits of our personnel and finances. We recognize that this is not a typical PUD approval process, in that we do not have plans identifying future building layouts and changes to the site that we can show the City. This is because the most likely short term change on this site would be a change in operations transferring care of our elderly and management of the site to a third -party. We anticipate that any new owner/manager will wish to provide care for non-members to maintain optimal occupancy. This change, as we understand it, would make us non-compliant with the existing R- 1 zoning. We decided that if a zoning change is necessary, it would be better to be forward thinking at the same time and establish zoning to guide future changes to the site that may occur when we are no longer able to participate in the process. It is not our intent with this submission to create overly flexible regulations for the site that favor the BVM Congregation. Rather, it is to create a new custom-designed zoning district carefully constructed to protect this beautiful and historic piece of property from overdevelopment, to exclude inappropriate uses, to be sensitive to the needs of our neighbors, and to provide a basis for continuing collaboration with the City into the future. We believe that our submittal, including bulk regulations and permitted land uses, provides a responsible level of reliable detail and control, but we recognize the concerns raised by the Zoning Advisory Commission. In light of those concerns, we believe that a site plan review process which has been suggested by staff, rather than the conditional use process we proposed at the second Zoning Advisory Commission meeting, may be an appropriate mechanism for giving the City an opportunity to see and approve any development proposed in the future. We look forward to collaborating with the City to this end. We also invite any comments as to the specific restrictions in the proposed PUD meant to achieve the common goals of the BVM Congregation and City for this wonderful site. This PUD application is the culmination of many years of congregation -wide study, thought and discussion, done in consultation with professional advisors and with the benefit of extensive conversations with the City and with our neighbors. We have been conscientious stewards of this property for over 120 years and with your help, hope to continue being good neighbors until the end of our institutional lifetime. We ask that you approve our PUD application and join us as partners in assuring the future our Campus. If you have any questions, please do not hesitate to contact me. Sincerely, Sisters of Charity of the Blessed Virgin Mary Sister Teri Hadro, BVM President cc: Scott Freres, Lakota Group Daniel Grove, Lakota Group Becky Hurley, Lakota Group Mike Jansen, IIW P.E. Attorney James E. Goodman, Jr. Masterpiece on the Mississippi TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Mount Carmel Campus PUD Ordinance DATE: June 9, 2014 Dubuque AWArnedcechu 1111 r 2007 • 2012 •2013 Planning Services Manager Laura Carstens has provided a comparison of staffs suggestion with the applicants' proposal in their June 9, 2014 letter regarding the Mount Carmel Campus Planned Unit Development (PUD) rezoning. Staff suggested the following highlighted language for Section 2 on page 1 after a meeting between City staff and the applicants: Section 2. Attached hereto and made a part of this zoning reclassification approval is the Mount Carmel Campus Planned Unit Development Standards. It is recognized that because of the significant impact new developments or redevelopment of existing buildings may have on surrounding property, an amendment to this PUD shall be filed and approved prior to substantial on -premise expansions or redevelopment. It is staffs intent that this language requires a PUD amendment be filed prior to: 1. construction of a new building, 2. substantial expansion of an existing building, and 3. re -use / renovation of an existing building for a new use permitted in the PUD. A PUD amendment requires notification of property owners within 200 feet, a public hearing before the Zoning Advisory Commission, and then a public hearing before the City Council. Staff felt this language addresses concerns about future development expressed by the Commission and neighbors by providing additional City review and oversight. The proposal from the applicant reflects only a portion of the City staff's suggestion and does not appear to address concerns expressed by the commission or neighbors. Micael C. Van Milligen MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Teri Goodmann, Assistant City Manager Mark M. Daising, Chief of Police 2 THE CITY OF Dui Masterpiece on the Mississippi MEMORANDUM TO: Michael C. Van Milligen, City Manager FROM: Laura Carstens, Planning Services Manager SUBJECT: Mount Carmel Campus PUD Ordinance DATE: June 16, 2014 Dubuque AI -America City 11111! 2007 • 2012 • 2013 Introduction This memo provides a comparison of staffs suggestion with the applicants' proposal in their June 9, 2014 letter regarding the Mount Carmel Campus Planned Unit Development (PUD) rezoning. A public hearing is scheduled for the June 16, 2014 City Council meeting. After conferring with City Attorney Barry Lindahl, we felt a written explanation of staff's suggestion would be helpful for review at the public hearing. Staff Proposal Staff has suggested the following highlighted language for Section 2 on page 1 after a meeting between City staff and the applicants: Section 2. Attached hereto and made a part of this zoning reclassification approval is the Mount Carmel Campus Planned Unit Development Standards. It is recognized that because of the significant impact new developments or redevelopment of existing buildings may have on surrounding property, an amendment to this PUD shall be filed and approved prior to substantial on -premise expansions or redevelopment. It is staff's intent that this language requires a PUD amendment be filed prior to: 1. construction of a new building, 2. substantial expansion of an existing building, and 3. re -use / renovation of an existing building for a new use permitted in the PUD. A PUD amendment requires notification of property owners within 200 feet, a public hearing before the Zoning Advisory Commission, and then a public hearing before the City Council. Staff felt this language addresses concerns about future development expressed by the Commission and neighbors by providing additional City review and oversight. Mount Carmel Campus PUD Ordinance Applicant's Proposal As stated in the enclosed letter, the applicants have stated that: "...a site plan review process which has been suggested by staff... may be an appropriate mechanism for giving the City an opportunity to and approve..." any future development. This reflects only a portion of staff's suggestion, since site plan review applies to: 1. construction of a new building, and 2. substantial expansion of an existing building. Site plans are reviewed and approved at the staff level; there are no requirements for notification or public hearings. Also, there are no site plan requirements for re -use or renovation of existing buildings. RECOMMENDATION Staff recommends that this information be distributed at the City Council meeting for consideration during the public hearing on the PUD rezoning for the Mount Carmel Campus. Thank you. Enclosures cc: Barry Lindahl, City Attorney F:\USERS\LCARSTEN\WP\ZONING\Memo MT Carmel PUD.doc 2 Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, IA 52003-7991 June 9, 2014 City of Dubuque Attn: City Council 50 West 13th St. Dubuque, IA 52001-4864 RE: Sisters of Charity of the Blessed Virgin Mary June 16th City Council Meeting Honorable Mayor and City Council Members: On behalf of the Sisters of Charity of the Blessed Virgin Mary ("BVM") I enclose a PUD application for our campus at 1100 Carmel Dr., Dubuque, IA ("Campus"). We began the process of planning for the future of the Campus approximately 12 years ago. This effort was spurred by a recognition that our membership is aging. Demographic projections show that by 2023, just 9 years from now, we will have only 41 members under the age of 80; in 2039, we will have a total of 28 members, none of whom will be under the age of 65. Our hope is to use the human energies of our Congregation's members before they dramatically decrease, to complete our stewardship of the Campus by creating a zoning structure that provides predictability for the City and our neighbors while allowing us to meet our goals and values for years to come. These goals and values include providing for responsible stewardship of land and buildings and use of resources for the common good of earth and its people, while allowing us to continue to engage in our mission and care for our members within the projected limits of our personnel and finances. We recognize that this is not a typical PUD approval process, in that we do not have plans identifying future building layouts and changes to the site that we can show the City. This is because the most likely short term change on this site would be a change in operations transferring care of our elderly and management of the site to a third -party. We anticipate that any new owner/manager will wish to provide care for non-members to maintain optimal occupancy. This change, as we understand it, would make us non-compliant with the existing R- 1 zoning. We decided that if a zoning change is necessary, it would be better to be forward thinking at the same time and establish zoning to guide future changes to the site that may occur when we are no longer able to participate in the process. It is not our intent with this submission to create overly flexible regulations for the site that favor the BVM Congregation. Rather, it is to create a new custom-designed zoning district carefully constructed to protect this beautiful and historic piece of property from overdevelopment, to exclude inappropriate uses, to be sensitive to the needs of our neighbors, and to provide a basis for continuing collaboration with the City into the future. We believe that our submittal, including bulk regulations and permitted land uses, provides a responsible level of reliable detail and control, but we recognize the concerns raised by the Zoning Advisory Commission. In light of those concerns, we believe that a site plan review process which has been suggested by staff, rather than the conditional use process we proposed at the second Zoning Advisory Commission meeting, may be an appropriate mechanism for giving the City an opportunity to see and approve any development proposed in the future. We look forward to collaborating with the City to this end. We also invite any comments as to the specific restrictions in the proposed PUD meant to achieve the common goals of the BVM Congregation and City for this wonderful site. This PUD application is the culmination of many years of congregation -wide study, thought and discussion, done in consultation with professional advisors and with the benefit of extensive conversations with the City and with our neighbors. We have been conscientious stewards of this property for over 120 years and with your help, hope to continue being good neighbors until the end of our institutional lifetime. We ask that you approve our PUD application and join us as partners in assuring the future our Campus. If you have any questions, please do not hesitate to contact me. Sincerely, Sisters of Charity of the Blessed Virgin Mary Sister Teri Hadro, BVM President cc: Scott Freres, Lakota Group Daniel Grove, Lakota Group Becky Hurley, Lakota Group Mike Jansen, IIW P.E. Attorney James E. Goodman, Jr. Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210 Return to: Kevin S. Firnstahl, City Clerk Address: City Hall- 50 W. 131h St Telephone: 589-4121 ORDINANCE NO. -14 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES UNIFIED DEVELOPMENT CODE BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE END OF SOUTH GRANDVIEW AVENUE FROM R-1 SINGLE-FAMILY RESIDENTIAL TO PUD PLANNED UNIT DEVELOPMENT FOR THE MOUNT CARMEL CAMPUS. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified Development Code, is hereby amended by reclassifying the hereinafter described property from R-1 Single -Family Residential District to PUD Planned Unit Development District and adopting a conceptual development plan, a copy of which is on file with the City Clerk's Office, for the Mount Carmel Campus as stated below, to wit: Lots 5, 6, and 7 in Carmel Heights and Lot 2 of Mineral Lot 1, except for that portion Tying northeasterly of the railroad right-of-way, and to the centerline of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. Attached hereto and made a part of this zoning reclassification approval is the Mount Carmel Campus Planned Unit Development Standards. It is recognized that because of the significant impact new developments or redevelopment of existing buildings may have on surrounding property, an amendment to this PUD shall be filed and approved prior to substantial on -premise expansions or redevelopment. A. Development Sectors The Sisters of Charity of the Blessed Virgin Mary (BVM) Mount Carmel Campus Planned Unit Development Plan (Campus PUD Plan or PUD) is a technical guide for the future development of the BVM Campus located within the City of Dubuque Planning Services Department City Hall 50 West 13th Street Dubuque, 1A 52001-4864 (563) 589-4210 phone (563) 589-4221 fax (563) 690-6678 TDD planning@cityofdubuque.org The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13th Street Dubuque IA 52001 Dubuque k ittd THE CITY OF u-1�rwl�acRr r mm•Ma•mu DUBtJE Masterpiece on the Mississippi May 13, 2014 Applicant: Sisters of Charity BVM/The Lakota Group Location: 1100 Carmel Drive Description: To rezone property from R-1 Single -Family Residential to PUD Planned Unit Development Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The application, staff report and related materials are attached for your review. Background On April 2, 2014, the Zoning Advisory Commission held an initial public hearing on the requested rezoning. The applicants and their consultant made presentations. There was no public input. Staff reviewed the PUD planning process, code requirements, and potential future impacts. The Commission discussed the proposal extensively with the applicants and their consultant. Commissioners were concerned with the lack of a conceptual plan to guide future development, mitigate potential impacts, and address traffic and access issues. At the applicants' request, the Commission tabled the request. The surrounding property owners were re -notified of the second public hearing held on May 7, 2014. Discussion The applicant spoke in favor of the request, reviewing the proposed changes to their submitted PUD request for the Sisters of Charity BVM property at 1100 Carmel Drive. Their consultant reviewed the uses that, if located in an existing building, would be permitted, but would be a conditional use if located in a new building. There were several public comments regarding future traffic volume on South Grandview Avenue since the future use of the property is not known at this time. Service People Integrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members Page 2 Staff reviewed the staff report, noting that conditional uses are reviewed by the Zoning Board of Adjustment and that there are other PUDs in the city that list conditional uses. Staff reviewed vehicle trip counts taken in 2012 for South Grandview Avenue. Staff reviewed the potential for a second access to the property that would tie into Julien Dubuque Drive. The Zoning Advisory Commission discussed the request, expressing concern that even with the changes proposed by the applicant, there still is not a definitive plan for the property, only a guideline. Commissioners reviewed the changes presented but felt that even the re -use of existing campus buildings could create significant impacts to surrounding property, such as the property being used for a college. Recommendation By a vote of 3 to 1, the Zoning Advisory Commission recommends that the City Council deny the request. A simple majority vote is needed for the City Council to concur with the recommendation. A super majority vote is needed for the City Council to approve the request. Respectfully submitted, - Patrick Norton, Chairperson Zoning Advisory Commission Enclosures cc: Gus Psihoyos, City Engineer Service People Integrity Responsibility Innovation Teamwork THE CITY OF DUB Dubuque E Illipe Masterpiece 011 file Mississippi 200.2012.M; ['Variance DConditional Use Permit DAppeal Special Exception ['Limited Setback Waiver DRezoning/PUD/ID PLANNING APPLICATION FORM ❑Preliminary Plat ❑Major Final Plat DMinor Final Plat ['Simple Site Plan Minor Site Plan ❑Major Site Plan ['Simple Subdivision ❑Text Amendment ❑Temporary Use Permit Annexation Historic Revolving Loan ❑Historic Housing Grant Please type or print legibly in ink Property owner(s): Sisters of Charity BVM, Teresa Hadro Address: 1100 Carmel Dr. city. Dubuque Planning Services Department City Hall — 50 W. 13th Street Dubuque, IA 52001-4864 Phone: 563-589-4210 Fax: 563-589-4221 planning@cityofdubuuue.orq ['Certificate of Appropriateness ['Advisory Design Review (Public Projects) ❑Certificate of Economic Non -Viability ❑Historic Designation: Choose One ['Demolition in Conservation District ['Review of Preservation Alternatives Phone: (563) 588-2351 State: IA zip:52003 Fax #: Cell #: E-mail: Applicant/Agent:The Lakota Group, Daniel Grove Address: 212 W. Kinzie St., 3rd FI. City: Chicago Fax #: (312) 467-5484 Cell #: E-mail: dgrove@thelakotagroup.com Phone: (312) 467-5445 x 205 State: IL Zip:60654 Site location/address:11 OO Carmel Dr., Dubuque, IA Neighborhood Association N/A Existing zoning:R-1 ElProposed zoning: N/A District: N/A 11 Landmark: ❑Yes ['No Legal Description: Sidwell parcel ID#) or lot number/block number/subdivision: See attached letter Total property (lot) area (square feet or acres): 98.79 AC Describe proposal and reason necessary (attach a letter of explanation, if needed): See attached letter H CERTIFICATION: I/we, the undersigned, do hereby certify/acknowledge that: 1. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive covenants. 2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; 3. Fees are not refundable and payment does not guarantee approval; and 4. All additional required written and graphic materials are attached. Property Owner(s): ou'+. J//m045-19� Pr"? 141%6 Applicant/Agent(s) -. Date: Oft/0.3 /01 o / Date: FOR OFFICE USE ONLY Fee: x,000 Received by: /,:� Date: .3N/7 Docket: PLANNING APPLICATION FOR REZONING PUD SISTERS OF CHARITY BVM DUBUQUE, IOWA SISTERS OF CHARITY BVM 1100 CARMEL DR. DUBUQUE, IA 52003 FEBRUARY 28, 2014 Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, IA 52003-7991 February 28, 2014 City of Dubuque Attn: Mr. Kyle Kritz 50 West 13th St. Dubuque, IA 52001-4864 RE: Sisters of Charity of the Blessed Virgin Mary Dear Mr. Kritz: We are pleased to provide you with our application for a Plan District regarding the Sisters of Charity of the Blessed Virgin Mary ("BVM") Campus located at 1100 Carmel Dr., Dubuque, IA ("Campus"). After extensive study of our changing demographics and needs, the Sisters of Charity, BVM are requesting the City of Dubuque allow the rezoning of the Mount Carmel property from R-1 to a Planned Unit Development. This rezoning will allow for greater flexibility in the coming years, as decreasing membership and increasing median age create challenges for the BVM congregation to continue in mission while caring for our members. The congregation has been in Dubuque for more than 170 years, and on the approximately 108 acre South Grandview site for 120 years. The BVM congregation and the Mount Carmel campus are tied to the City of Dubuque. We have taken significant time and effort to develop a thoughtful approach to the future of this site. The entire BVM congregation has been engaged in this planning for more than a decade. Additionally, our process has worked to incorporate input from the City and our neighbors through meetings and open house sessions. BVM values and mission include responsible stewardship of land and buildings, commitment to use resources for the common good of earth and its people, and engaging in mission and care for members. It is our true hope that this PUD protects these values and allows for a continuation of the mission. Additionally, this PUD is intended to prepare for the time when others will steward the resources of the site and open them up to a wider population of some form. We look forward to presenting our PUD zoning request to the Zoning Advisory Commission. In connection with our plan for the Campus, please note: I. Sketch Plan Checklist: A. Written information to be on sketch plan. (1) Legal Description and address of Campus: See attached Legal Description Campus Address: Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, Iowa 52003-7991 (2) The property owner is as follows: Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, Iowa 52003-7991 Attn: Sister Teresa Hadro, President Phone: (563) 588-2351 (3) The proposed construction and landscaping schedule will depend on the overall timing of this long-term development, which may occur in phases over a number of years. (4) The existing use of buildings and structures on the BVM Campus is primarily to house and care for retired members. Services include independent and assisted living, skilled care, nursing, physical therapy and an Alzheimer's/dementia unit. Proposed uses are set forth in the PUD Standards. B. Graphic Information to be on the Sketch Plan: (1) The property dimensions are as shown on the attached Existing Site Conditions. (2) The location of all present and/or proposed streets or other paved surfaces are as shown on the attached Existing Site Conditions. (3) The location of all current buildings or structures are as shown on the attached Existing Site Conditions. (4) General and proposed contours of the Campus and all significant existing natural land features are shown on the attached Existing Site Conditions. There are no proposed changes to the contours at this time. II. Conceptual Development Plan Checklist: A. Written information to be on the conceptual plan. (I) Legal Description and address of Campus: See attached Legal Description Campus Address: Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, Iowa 52003-7991 (2) The property owner is as follows: Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, Iowa 52003-7991 Attn: Sister Teresa Hadro, President Phone: (563) 588-2351 (3) The general location of the structures are as shown on the attached Existing Site Conditions. (4) The proposed development conditions for bulk, sign and parking regulation are set forth on the PUD Standards. B. Graphic Information to be on plan: (1) General location and type of uses including residential, commercial, office and industrial uses. The Campus will be divided into two Sectors with uses for each Sector set forth on the PUD Standards. (2) General location and type of recreational (passive and active) and open space (useable and non -useable) areas. The PUD will require woodlands and open space as shown on the PUD Standards (Figure 1.3: Campus Landscape and Open Space Requirements). (3) Location of existing infrastructure and utilities, including: streets with appropriate grades, sidewalks; access drives; water, sanitary sewer and storm sewer drainage systems, where appropriate. See the attached Existing Conditions. (4) Proposed access to public right-of-way, including approximate grades, traffic projections and general indication of traffic controls. Proposed access to the public right of way is shown in the PUD Report. (5) Sketches to indicate the general design of building types and the overall character of the development. Architectural Standards are included in the PUD Report. (6) Existing contours for the Campus taken at regular contour intervals. See the attached Existing Site Conditions. (7) Location of natural features, including woods, bluffs, waterway courses, floodways and meadows. See the attached Existing Site Conditions. (8) Conceptual landscape plan showing berms, plantings and fences. See the PUD Report. (9) Location map at appropriate scale showing general location and relation of the property to surrounding area, including the zoning and land use pattern of adjacent properties, the existing street system, and location of nearby public facilities. See attached Site Location & Zoning Designation. We have enclosed the following: 1. Planning Application Form with legal description; 2. Check payable to the City of Dubuque in the amount of $2,000.00; 3. Six copies of the PUD Report; 4. Six copies of the Existing Site Conditions; and 5. Six copies of the Site Location & Zoning Designation. If you have any questions, please do not hesitate to contact me. Sincerely, Sisters of Charity of the Blessed Virgin Mary Sister Teresa Hadro, BVM President cc: City Manager, Mike Van Milligen Daniel Grove, Lakota Group Attorney James E. Goodman, Jr. Legal Description of the Mount Carmel Campus: Lots 5, 6, and 7 in "CARMEL HEIGHTS", and, Lot 2 of Mineral Lot 1, in the City of Dubuque, Iowa, according to the recorded Plats thereof, except for that portion lying northeasterly of the railroad right of way MISSISSIPPI RIVER LOUIS MURPHY PARK S GRANDVIEW AVE .7.12M1 A LEGEND Single -Family Residential (R-1) Two -Family Residential (R-2) Alternate Two -Family Residential (R -2A) Mod. Density Multi -Family Residential (R-3) 1. Multi -Family Residential (R-4) Office Service (OS) JNeighborhood Commercial (C-1) General Commercial (C-3) Light Industrial (LI) ® Heavy Industrial (HI) • Public Open Space (POS) Agricultural (AG) • Planned Residential (PR) Planned Industrial (PI) 1 1 Mount Carmel Campus JULIEN DUBZIQUE L1 DGIL SPORTS COMPLEX * '' C1ijARY F.;• MINES OF SPAIN STATE PARK Sisters of Charity BVM Mount Carmel Campus PUD Dubuque, Iowa LAKOTA Site Location & Zoning Designation THE LAKOTA GROUP INC 0' 400' 800' February 28, 2014 Sisters of Charity BVM Mount Carmel Campus PUD Dubuque, Iowa LEGEND WATER LINE EXISTING BUILDING WATER LINE STORM LINE SANITARY LINE ELECTRIC LINE GAS LINE GEOTHERMAL GEOTHERMAL WELLS 0 EXISTING SPECIMEN TREES APPROXIMATE BOUNDARY OF EXISTING WOODLAND t► i[_.AK1Y1Ti\.. 0' 150' 300' Existing Site Conditions THE LAKOTA GROUP INC February 28, 2014 Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 SECTION 1: DEVELOPMENT STANDARDS 1.A General Description and Intent Development Sectors The Sisters of Charity of the Blessed Virgin Mary (BVM) Mount Carmel Campus Planned Unit Development Plan (Campus PUD Plan or PUD) is a technical guide for the future development of the BVM Campus located within the City of Dubuque (City). The Campus PUD Plan is organized into two sectors (Figure 1.1 PUD Sector Plan) to promote high quality, efficient, and cohesive development that is sensitive to site context: • Sector 1 (S 1): central and east area, includes existing buildings, and Cemetery Outlot, with the eastern boundary being the railroad right-of-way. • Sector 2 (S 2): west area; includes existing buildings Development standards contained herein define permitted uses, development massing, parking standards, and loading and service standards for the overall campus and each of the two campus sectors. Until the time development occurs, BVM will continue operating on-site as they do today. Development of the BVM Campus may take place over time in one or more phases, with each phase evaluated on its own merits with respect to the standards of this PUD. It will not be a precondition to approval of any one phase that the entire BVM Campus be master planned. 1.B Permitted Uses Permitted, Conditional, and Accessory Uses See Table 1: PUD Use Chart for permitted, conditional, and accessory uses allowed in each development sector. Prohibited Uses Uses not allowed as a principal use on the campus include: • Correctional institutions including but not limited to detention centers and jails • Heavy industrial uses • Casino or other gambling facilities • Retail commercial uses 1.0 Development Standards Bull< Chart See Table 2: PUD Plan Sector Bulk Chart for minimum lot area, minimum lot width, maximum floor area ratio, maximum building coverage, and maximum impermeable coverage requirements for each sector. Building Height See Table 2: PUD Plan Sector Bulk Chart for height requirements for each sector. Building height is defined by the City of Dubuque Un fed Development Code as the vertical distance from the average ground level at the front wall of the building to the highest point of the underside of the ceiling beams for a flat roof or to the deck line of a mansard roof, or to the mean height level between eaves and ridge for gable, hip or gambrel roofs. Sisters of Charity BVM 1 1 P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 1.D Development Setbacks and Buffers Campus Perimeter Setback Requirements Buildings shall be set back 25 feet from the north, west and south campus perimeter. See Figure 1.2: Campus Setback Requirements for campus perimeter setback requirements. Internal Roadway Setback (Parkway) Requirements Building and parking setbacks (surface lots or structures, including garages) along internal campus roads shall be 25 feet from the edge of pavement to allow for a landscaped parkway, proper screening of facilities, and the creation of a consistent streetscape character. Sidewalks, paths and trails are allowed within the limits of this setback. See Figure 1.2 Campus Setback Requirements. Bluff Setback Requirements Building and parking shall be located no closer than 25 feet from the edge of the bluff. Bluff will be defined here as an area with slopes of 1:3 (horizontal to vertical) or steeper with an elevation change of 20 feet or more. Sidewalks, patios, paths and trails may be permitted within the limits of this setback. See Figure 1.2 Campus Setback Requirements. Campus Perimeter Landscape Buffer A 25 foot wide landscape buffer is required at the north perimeter and portions of the west perimeter. See Figure 1.3: Campus Landscape and Open Space Requirements for limits of perimeter landscape buffer. 1.E Cemetery Outlot See Figure 1.1: PUD Sector Plan for cemetery outlot boundaries. 1.F Infrastructure The PUD shall incorporate certain water distribution improvements that provide redundancy and safety in accordance with standard engineering practices. The scope of the distribution improvements is not defined at this time and shall only be determined during the Preliminary Engineering Phase during development of the property. In particular, when an official application to develop the property is submitted to the City, the developer shall facilitate, at no cost to the City, a detailed engineering evaluation of the proposed development and the impacts the development may have upon the City's water distribution system. The engineering evaluation shall recommend necessary improvements to facilitate and accommodate redundancy and reliability to the system for the development being proposed. As part of the engineering evaluation process, the City shall provide all existing water distribution system data, including, but not limited to, computer simulation files, flow test data, and copy of the most currently adopted Capital Improvements Plan. The City shall not require improvements to the system based on preferential determination. All water distribution improvements shall be identified within the engineering evaluation that is subject to review and approval by City Staff. 1.G Fire Protection Existing buildings to remain which currently have fire protection are to continue to have fire protection regardless of the proposed use. Any new structures over 3 stories in height shall require fire protection. Sisters of Charity BVM 2 I P a g e PRIMARY USES TABLE 1.1: PUD PRINCIPAL USE CHART P= Permitted Use C = Conditional Use City of Dubuque Existing Zoning District Allowed Uses R-1 R-4 ID Proposed Campus PUD Plan Sector Allowed Uses Si S2 Accessory dwelling unit C L C j P C C Bed and breakfast home C Bed and breakfast inn C P P C Business and secretarial school P P „.. P Cemetery, mausoleum, orcolumbarium P P Classroom, laboratory, lecture hall, auditorium or similar place of institutional assembly I' P P College or university J P Farm, garden, nursery or greenhouse C Group home C C Hospice P P P Hospital C II IS P Hotel P C Housing for the elderly or persons with disabilities P Keeping of hens C C Keeping of horses or ponies C I C C C P C C Library or museum C C P Licensed adult day services P C Licensed child care center I' C C Medical facility P Mortuary, funeral home, or crematorium P P P Multiple -family dwelling (13 or more units) Multiple -family dwelling (three to 12 units per building) P P P P P Nursing or convalescent home C MEN P P P P C C Nursing or convalescent home for institutional employees or affiliates Off street parking P General Offices Off -premises residential garage C Outpatient care facility P P P Place of religious exercise or assembly P Public or private park, golf course, or similar natural recreation area P Public, private or parochial school approved by the State of Iowa (K-12) P Railroad or public or quasi -public utility, including substation P P Residential care facility Rooming or boarding house P P -_. Seminary P Single-, two-, or multiple -family dwelling to house institutional residents or affiliates P Single-family detached dwelling P _.. C. Pall, _.o... P Tour home _ �..... Tourist home Townhouse (three to 12 units laterally attached) _ P P Two-family dwelling (duplex) _ P PVo P l con Wind energy conversion system Wind M�. C C C Geothermal wells or farm P P ACCESSORY USES TABLE 1.2: PUD ACCESSORY USE CHART P= Permitted Use C = Conditional Use City of Dubuque Existing Zoning District Accessory Uses R-1 R-4 ID Proposed Campus PUD Plan Sector Accesso y Uses Si S2 All other uses customarily incidental to the principal permitted use in conjunction with which such accessory use is operated or maintained, but not to include commercial uses outside a principal building P P P P P P As an accessory use to a medical institution, and located entirely within a principal building, a facility for the compounding, dispensing, or sale of drugs or medicines, prosthetic devices, lotions and preparations, dental care supplies, eyewear, bandages or dressings, and similar medical or health-related supplies As an accessory use to an educational institution and located entirely within a principal building, bookstore,or bar seating not more than 75 persons at one time and located not closer than 200 feet from the nearest residential or office -residential district Detached garage P P P P P Fence P P P P P Garage sale P P P Home-based business P P Licensed adult day services P Licensed child care center P Noncommercial garden, greenhouse or nursery Off street parking and storage of vehicles P P p P Restaurant or cafeteria; tlower shop; gitt an. candy, cigar, or magazine stand; but only when operated and located entirely within a principal building P P P Satellite receiving dish - P Solar collector P P P P Sport, recreation or outdoor cooking equipment P P P _ Storage building P P Tennis court, swimming pool or similar permanent facility P P P P P Wind turbine (building -mounted) P P P P TABLE 2: PUD PLAN SECTOR BULK CHART City of Dubuque Existing Zoning Proposed Campus PUD Plan Sector District Allowances Allowancesi R-11 R-43 ID 51 S2 MINIMUM LOT AREA 5,000 SF 2,000 SF n/a 2,000 SF 5,000 SF MINIMUM LOT WIDTH 100 FT 50 FT n/a n/a n/a MAXIMUM FLOOR AREA RATIO n/a n/a n/a 1 0.5 MAXIMUM BUILDING COVERAGE 40 % 40 % n/a 40 % 40 % MAXIMUM BUILDING HEIGHT NUMBER OF STORIES n/a n/a n/a 5 STY 2.5 STY HEIGHT 30 FT 40 FT 120 FT 70 FT 40 FT MAXIMUM IMPERMEABLE COVERAGE' 'water can't go through n/a n/a n/a 45 % 45 % MINIMUM YARDS FRONT 20 FT 20 FT 20 FT 25 FTs 25 FTs SIDE° 6 FT 3 Fr 10 FT 10 FT 10 FT REAR 20 FT 20 ET 10 FT 20 FT 20 FT OPEN SPACE REQUIREMENTS MINIMUM DEDICATED OPEN SPACE' n/a n/a n/a 30 % 30 % MINIMUM PERMEABLE OPEN SPACE°f n/a n/a n/a 60 % 60 % "water con go through SETBACK REQUIREMENTS10 INTERNAL ROADWAY SETBACKS" n/a n/a n/a 25 FT 25 FT CAMPUS PERIMETER SETBACK n/a n/a n/a 25 FT 25 FT BLUFF CONSERVATION SETBACK'° n/a n/a n/a 25 FT n/a LANDSCAPE BUFFER REQUIREMENTS" CAMPUS PERIMETER LANDSCAPE BUFFER n/a n/a n/a 25 FT 25 FT 'See FIGURE 1.1 Campus Sector Plan 'R-1 Zoning District: Bulk regulations for single family detached dwelling (existing zoning classification) 3R-4 Zoning District: Bulk regulations for multiple -family development °ID Zoning District: Bulk regulations for institutional development °Minimum building and / or garage setback from public right of way or edge of pavement °Where no lot lines exist, 20 feet of clearance is required between buildings. 'Plus one additional foot per floor above second floor 'Includes easements, setbacks, wooded areas, and landscape buffers, excludes internal roadway setbacks and parking area landscape °Includes easements, setbacks, wooded areas, and landscape buffers, internal roadway setbacks, and parking area landscape, excludes all hardscape 10See Figure 1.2: Campus Setback Requirements "Setback calculated from edge of pavement on private drives "Setback calculated from top bluffline contour "See Figure 1.3: Campus Open Space and Landscape Buffer Requirements :/:-.---:::::,__Ar 1 1II c 41111 U FUTURE PUBLIC RIGHT-OF-WAY TO PROVIDE ACCESS TO CEMETERY Campus and Sector Data Table CEMETERY TOTAL AREA OUTLOT SECTOR 1 3,096,845 SF 71.09 AC SECTOR 2 1,548,139 SF 35.54 AC CAMPUS 4,644,984 SF 106.63 AC SECTOR 2 1,548,139 SQUARE FEET • • c� • • • • • rrmr C 1 zAril 3,096,845 SQUARE FEET 71.09 ACRES rr-cTh- • CEMETERY OUTLOT TO BE PLATTED AS SEPARATE PARCEL AND REMAIN R-1 341,762 SQUARE FEET 7.85 ACRES 341,762 SF 7.85 AC N/A N/A 341,762 SF 7.85 AC .„. \ • C44 40 t4:44 4: 0 , NN. 4* 4` 404 .• _ #40-4 0 Sisters of Charity BVM r.‘ 1/4 Il Mount Carmel Campus PUD Dubuque, Iowa REMAINING 2,755,083 SF 63.25 AC 1,548,139 SF 35.54 AC 4,303,222 SF 98,79 AC LAKOTA Figure 1.1: Campus Sector Plan 0' 150' 300' THE LAKOTA GROUP INC February 28, 2014 ,40 CAMPUS PERIMETER SETBACK SOI1TH Sisters of Charity BVM Mount Carmel Campus PIT Dubuque, Iowa Figure 1.2: Campus Setback Requirements t1 LAKOTA 0' 150' 300' THE LAKOTA GROUP INC Imo February 28, 2014 —moi/% ; ►s N \ ,--,--_-_,t\\(,\ ,,==,-----,---,- L (t- - Sisters of Charity BVM Mount Carmel Campus PUD Dubuque, Iowa 11 LAKOTA 0' 150' 300' Figure 1.3: Campus Landscape and Open Space Requirements THE LAKOTA GROUP INC immi February 28, 2014 Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 SECTION 2: LANDSCAPE STANDARDS 2.A General Description and Intent The natural character of the site should be preserved and enhanced as campus land use changes. Site landscaping will be designed in a naturalized pattern to complement the bluffs, ravines, and other natural features of the site, work with the architectural form of buildings, provide shade, create outdoor spaces for employees, residents and visitors, and buffer parking lots. These landscape standards build on elements of the City of Dubuque Unified Development Code to provide landscape requirements for plant material, parkways and site buffer and parking lot treatments that: ■ Preserve or enhance the appearance and character of the property and its surroundings. ■ Reduce noise and air pollution, light glare, soil erosion and solar heat gain. ■ Provide buffering between land uses and zoning districts of differing intensity. ■ Promote the preservation of existing significant vegetation. ■ Improve the appearance of parking areas and properties abutting public rights-of-way. 2.B Landscape Requirements Overall Site Landscape Requirements Minimum required site dedicated open space (landscape area); will be calculated as 30 percent of the entire site under review. Minimum permeable open space will be calculated at 60 percent of the site dedicated open space under review. ■ Dedicated open space calculations may include easement areas, perimeter setbacks, bluff conservation setbacks, woodlands, and landscape buffers, but may not include internal roadway setbacks (parkways) and parking lot landscape. Permeable open space calculations may include easement areas, perimeter setbacks, bluff conservation setbacks, woodlands, landscape buffers, internal roadway setbacks (parkways), and parking lot landscape. Minimum site landscape plant quantities shall be calculated at 1 plant unit per 2,000 square feet of site landscape area. • Street trees planted in the parkway or in the public right-of-way shall not be counted toward fulfillment of the minimum site requirements for number of trees. • Parking lot landscape requirements shall not be counted toward fulfillment of the minimum site requirements for number of trees. • Existing trees to be retained on site may be counted toward fulfillment of the landscaping requirements. Upon final installation of new trees, shrubs or other landscape material planted to meet the requirements of this ordinance, and following acceptance by the City in accordance with the procedures set forth in the City of Dubuque Un?ed Development Code, the owner shall either provide proof of warranty or post a Maintenance Bond or other acceptable surety, warranting the new trees, shrubs or landscape material for a period of no less than one (1) year. This section shall not apply to individual residential lot trees. Plant Units A plant unit is a measurement used to determine the quantity of plant material required for screening and shading. One plant unit is comprised of any of the following elements: • One canopy tree • Two under -story or ornamental trees ■ Two evergreen trees Sisters of Charity BVM 5 l P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 • Seven shrubs (large or small, deciduous or evergreen) Plant unit calculations establish the total quantity of required plant material while allowing the landscape architect flexibility in allocating and distributing plant material. Existing plant material protected during construction may be used to satisfy the plant material requirements provided the type and size of the plant material meets the plant material standards and the plant material is not an invasive or noxious variety. Perimeter Buffer Landscape Requirements Perimeter buffer landscape will help create a transition from the adjacent residential uses on the north and west to the campus. Plant material shall consist of a variety of deciduous and evergreen trees and shrubs as shown in Figure 2.1: Typical Perimeter Buffer Planting. A minimum total of three (3) plant units per 100 linear feet of buffer shall be installed. • Only required access drives and sidewalks shall break through a perimeter landscape open space. • Every perimeter buffer landscape open space shall be designed and maintained to preserve unobstructed views of the street and sidewalk at points of access and to not interfere with or be damaged by work within any public utility easement, unless the City shall determine that no other location is reasonably feasible. A landscape maintenance plan for the perimeter buffer landscape will be submitted to the City for each development zone as it is reviewed for development approval. Parkway Landscape Requirements A consistently planted parkway will add to the overall Campus character by providing an appealing arrival sequence and uniform experience around, into and through the Campus. All streets shall include 2 canopy trees per 100 feet of road frontage. These trees may be located in closer proximity to each other to create clustering or massing of plant material instead of a consistent on -center planting approach as long as they are located within the roadway setback, see Figure 2.2: Typical Parkway Planting. Parking Lot Landscape Requirements The following are standards for the design of parking lot interior and perimeter landscape areas which build upon the standards defined in the City of Dubuque Unified Development Code. Figure 2.3: Typical Parking Lot Planting reflects a minimum treatment for a typical parking lot. • Parking bays in excess of 11 spaces in length shall provide landscaped islands at the ends of each aisle. Parking bays in excess of 20 spaces in length shall be divided by intermediate landscaped islands, and provide landscaped islands at the ends of each aisle. • A landscaped island for a single parking bay shall be a minimum of 9 feet wide by 18 feet long and shall contain the equivalent of two (2) plant units. • A landscaped island for a double parking bay shall be a minimum of 9 feet wide by 36 feet long and shall contain the equivalent of four (4) plant units. • If the required planting ratio is not obtainable in a healthy landscape environment, then the remaining plant material required by this calculation may be placed in dose proximity of the parking lot. This additional area should be integrated with the parking lot perimeter landscape. • All parking lot landscape areas shall be protected by raised curbs with a minimum height of 4 inches. • Except for in swales, the finished grade (crown) or interior planting areas shall not be less than 3 inches above curb or pavement. • A landscaped buffer strip shall be provided along the frontage of all surface parking areas at least 10 feet wide along the public right-of-way. The buffer strip shall be planted with a minimum of 7 plant units per 100 linear feet of buffer. Landscaped earth berms and or decorative walls and fences are Sisters of Charity BVM 6 l P a g e RESIDENTIAL DISTRICT 3 PLANT UNITS MIN / 100' 25' LANDSCAPE BUFFER Sisters of Charity BVM - Dubuque, Iowa Mount Carmel Campus PUD TYPICAL EVERGREEN TREE TYPICAL CANOPY TREE TYPICAL DECIDUOUS SHRUB TYPICAL UNDER -STORY TREE LAKOTA Figure 2.1: Typical Perimeter Buffer Planting 0' 10' 20' //OXIN B11111•101111111•1111 MIME February 28, 2014 2 CANOPY TREES MIN / 100' 0 CAMPUS ROAD Sisters of Charity BTM - Dubuque, Iowa Mount Carmel Campus PUD LAKOTA 0' 15' 30' Figure 2.2: Typical Parkway Planting February 28, 2014 Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 permitted provided they are integrated with the landscape screening described above. The use of biofiltration methods of landscape and drainage design is encouraged. • A landscaped buffer strip of at least seven feet wide shall be provided along the remaining sides of all surface parking lots. The buffer strip shall be planted with a minimum of 5 plant units per 100 linear feet. ■ Prior to planting, all interior areas shall be excavated to a depth of 3 feet and amended with a soil mixhue consisting of 1 part screened topsoil, 1 part existing topsoil, and 2 parts of organic compost or an approved equivalent, with the exception of other soil mixtures as necessary to accommodate Low Impact Development features. This requirement may be waived upon confirmation by the County's Planning, Building and Development Director that the pre-existing soil is suitable for planting and drainage, and that no amendments are necessary. • All landscaped areas that are not planted in grass shall be finished with a 3 -inch layer of mulch. Intersection Visibility In accordance with the requirements of the City of Dubuque Street Tree and Landscaping on Public Right-of-JVay Policy, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to impede or obstruct vision between a height of 3 to 10 feet above the road crown in areas adjacent to intersecting streets, drives or alleys. This area is defined by: • Trees shall be planted at least fifty (50) feet from the edge of street intersections, traffic control lights and stop signs; at least ten (10)feet from driveways; ■ and fifteen (15) feet for alleys • Trees shall be planted at least two feet from the back of curb. Plant Materials Plant material used to satisfy the standards of this section shall comply with the following standards: ■ Unless otherwise expressly provided, all plant materials used to satisfy the requirements of this section shall meet the following minimum size requirements: Plant Type Canopy tree Under -story or ornamental tree Evergreen tree Deciduous shrub Evergreen shrub Minimum Size 2-1/2" caliper 2" caliper or 8' height 8' height 18" height (small), 30" height (large) 24" width • Species of plant material shall require approval from the City. • Plants installed to satisfy the requirements of this section shall meet or exceed the plant quality standards of the most recent edition of American Standard for Nursery Stock, published by the American Association of Nurserymen. Plants shall be capable of withstanding the extremes of individual microclimates, nursery -grown and balled and burlapped. ■ All required landscape areas not dedicated to trees, shrubs, or preservation of existing vegetation shall be landscaped with grass, ground cover, or other landscape treatment, not including sand, rock, or pavement. • For each plant type associated with the landscape requirements of this section, no single plant species shall represent more than 40% of the total plantings. Sisters of Charity BVM 7 'Page Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 • Plant material shall be installed so it relates to the natural environment and habitat in which it is placed. Native vegetation shall be utilized in all instances unless site conditions or availability of species warrant the use of cultivars or similar materials compatible with the area. • The scale and nature of landscape material should be appropriate to the site and structures. For example, larger scaled buildings should be complemented by larger scaled plants. Plant material should be selected for its form, texture, color and concern for its ultimate growth. Tree Survey and Preservation Plan As part of any development plan submission, a tree survey shall be conducted by a certified arborist. The survey shall delineate the limits of all vegetated woodland areas on site. All specimen trees not located in vegetated woodland areas that measure 8" or greater at Direct Breast Height (DBH) shall be tagged, identified and recorded. Based on this tree survey, all trees in below average or poor condition, of a noxious species, or that measure less than 8" DBH, can be removed from the property at the discretion of the owner to assist in providing a healthier growing environment for the existing tree stands. The tree inventory shall rate tree condition and form as follows: • 5 -poor condition: A rating of 5 shall be given to a tree that has significant deadwood, bad sweep or lean, disease or damage by insect pests and larvae, lightning damage, split, or other physical damage. • 4 -below average condition: A rating of 4 shall be given to a tree that has some deadwood, minor sweep or lean, distorted shape, trunk or bark damage, multiple stems, or poor physical quality. • 3 -fair condition: A rating of 3 shall be given to a tree that is average in condition, form, physical state, appearance, and health. • 2 -above average condition: A rating of 2 shall be given to a tree that has little or no damage, sound, good shape and form, and is good in overall physical quality. • 1 -excellent condition: A rating of 1 shall be given to a tree that is excellent in appearance, condition and form, balanced branching and healthy. The following tree species identified are considered noxious: • Buckthorn The following tree species identified are considered undesirable: • Box Elder • Siberian Elm • White Mulberry The preservation of existing healthy trees and natural landscape features on a site is encouraged. The number of new plant materials may be reduced when existing trees of a desirable species in a healthy growing condition are preserved within the area of the perimeter landscape open space. Credit for the preservation of existing trees 8 inches in caliper (deciduous) or 8 feet in height (evergreen) shall be as follows, but in no instance shall a developer or property owner receive greater than a maximum of 50% credit towards the number of required trees: Size of Preserved Tree Tree Credit 1 Canopy or Under -Story Tree, 6" to 12" caliper 1 Evergreen Tree or Multi -Stem Under -Story Tree, 6' to 12' height 3 Trees 1 Canopy or Under -Story Tree, 12" to 30" caliper 1 Evergreen Tree or Multi -Stem Under -Story Tree, more than 12' height 4 Trees 1 Canopy or Under -Story Tree, more than 30" caliper 5 Trees Sisters of Charity BVM 8 l P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 Vegetated Woodland Preservation Wooded areas 2 acres in size or larger or groves of trees with 10 or more individual trees having a diameter of at least 12 inches and a canopy cover of at least 50 percent of the area encompassed by the trees shall be delineated on the submitted plans. Such woodlands shall be protected according to the following retention requirements: • Sector 1 (S 1): 20% Retention • Sector 2 (S 2): 50% Retention All woodland areas retained must have a buffer of 50' from the trunks of trees to be preserved, to protect the trees. If the City determines that a required woodland area cannot be retained due to site constraints or infrastructure requirements, replacement trees must be planted at a rate of one tree for every 200 square feet of woodland removed from the retention area. Where that is not feasible, mitigation may take place by planting supplemental trees at an offsite woodland approved by the City. Exceptions With the incorporation of Best Management Practices (BMPs), Low Impact Development practices (LIDS) or other Sustainable Design practices into the project, the required landscaping may be reduced or arranged in a manner that will enhance the design concept at the discretion of The City of Dubuque. Considerations shall include the following: • Swales or bio -filters placed in islands or at the perimeter of parking areas, designed to improve the filtration and quality of stormwater runoff. • Proposals to modify the type or quantity of landscape materials may be allowed in exchange for the installation of plant species such as native trees, shrubs, grass or perennials that will enhance the filtering capacity of the site and promote the use of diverse native species. • Proposed swales or filters using a structural pervious surface may be used for parking or drive aisles provided such features are designed to withstand vehicular loads. Sisters of Charity BVM 9 I P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 SECTION 3: ARCHITECTURAL STANDARDS All buildings shall have a balanced, integrated design theme that strives to incorporate solid architecture that fits within a Campus -wide character. 3.A Building Scale and Massing The size and orientation of buildings is critical to achieving a balanced overall Campus design. The following items shall be addressed to achieve appropriate scale and massing. • Rather than single, large building masses, buildings shall be clustered together where feasible to promote efficient street/driveway systems, shared parking, integrated open spaces and pedestrian linkages between buildings. • Where feasible, buildings and main entries shall be located along the Campus Loop Road to foster a welcoming pedestrian environment. In no instance shall a building's rear entrance or service area be oriented towards the Loop Road or internal access drives. • Building orientation and design elements shall encourage overall visual continuity. • To the greatest extent possible buildings shall be oriented to take advantage of natural light view sheds and passive solar opportunities. 3.B Architectural Styles and Building Materials & Colors Architectural styles should be carefully balanced and coordinated with the style, materials, color and massing of other buildings seen throughout the Campus. • A balance of proportions and scale through vertical and horizontal rhythm and facade articulation should be set. • Unarticulated, flat front buildings are prohibited. • A building's main entrance should be clearly defined within the facade. • Building projections shall be pedestrian -scaled and proportional to the building facade. • Structures should be consistent with residential scale and articulation, especially on street facing elevations. Building Materials A range of acceptable building materials shall be considered to enhance architectural interest and Campus character. • All new buildings should be constructed with a blend of high quality materials such as masonry (brick and stone) and wood. Limited amount of "glass skin" or decorative stucco may be considered if they are considered accent materials rather than primary materials. In addition, a limited amount of cement board siding may be used in combination with other approved materials if it is an accent rather than primary material. • Since all future Campus buildings will be highly visible from roads, access drives and open space, architecture should be complete and wrap all four sides of the building. Primary building materials used on the front or main building facade shall be continued on the side and rear facades. • The number of materials on any exterior building face should be limited to no more than three to avoid clutter and visual overload. The following building materials shall not be used as exterior building materials or on any exterior walls: • Concrete finishes or precast concrete panels (tilt wall) that are not exposed aggregate, hammered, sandblasted or covered with a cement -based acrylic coating. • Metal panels with a depth of less than 1 inch or a thickness less than US Standard 26 gauge. Sisters of Charity BVM 10 1 P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 Mirrored glass with a reflectance greater than 40% shall not covet more than 40% of exterior walls. Building Colors The use of a limited range of neutral or natural colors is encouraged. Building colors shall be compatible with the Campus character and subtly enhance a building's visual appeal. • Natural colors and complementary colors shall be used for primary building facades and roof forms. Neutral earth tones (beige to brown), shades of gray, traditional colors (brick red, dark green, navy blue) or light, subdued hues are acceptable. • Contrasting accent colors, which are compatible with the colors listed above, are acceptable for secondary facades or accent colors or details. • Primary, bright or excessively brilliant colors are prohibited unless used in very limited applications for subtle trim accents or specifically for art/sculptural elements of a building. • Building facade colors should be kept to two or three colors or hues of individual colors. The color of visible roof forms should also be considered when selecting colors. 3.0 Sustainable Design Principles Best management practices for efficient and sustainable development shall be taken into consideration. The following design principles highlight areas to focus on for future development: • Recycled materials. • Local source material acquisition. • Reduced construction waste. • Health conscious building materials and systems. • Energy efficient materials and systems. • Building rehabilitation. • Stormwater Best Management Practices. • Vegetative swales, rain gardens and expanded wetlands • Water recapture systems • Ground water recharge • Low volume irrigation systems Sisters of Charity BVM 11 (P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 SECTION 4: SIGN STANDARDS 4.A Signage System A coordinated Campus signage system shall be established to facilitate wayfinding to buildings and parking as well as to create a more cohesive and distinct character for the overall site. Such a system shall include a hierarchy of sign types strategically placed throughout the site. Sign types include: • Campus identity: identifies the Campus to visitors at the entrance(s) to the site. • Site identity: identifies a use / site / building, sign will be placed perpendicular to the road within the common parkway. • Campus directional: placed at key decision points within the Campus to guide motorists to sites and building. ■ Site informational: address specific locational needs such as loading docks, and may be placed on building walls or ground mounted on posts. 4.B Sign Standards Purpose The purpose of these sign standards is to maintain and enhance the aesthetic environment, maintain pedestrian and traffic safety and minimize the distractions, hazards and obstructions caused by signs, and to minimize the possible adverse effects of signs on nearby public and private property. Guidelines Oversized, pylon, rooftop, neon, rear -illuminated awnings, and fabric banners other than ordinary flags are prohibited. To avoid visual clutter, redundant signage or multiple external signs shall not be used. Sign illumination shall comply with the following requirements: • Sign illumination may be external only. ■ Sign illumination shall be constant in intensity and color and shall not include blinking, flashing, fluttering or other illumination conveying the sense of movement. • Illumination of a sign within 100 feet of and visible from any property zoned Residential shall be extinguished between the hours of 11:OOpm and 7:OOam every day. ■ Traffic signs shall comply with MUTCD regulations as outlined in the City of Dubuque Unified Development Code. Location and Scale • All signs shall be located outside of required intersection visibility triangles. • All signs shall be located outside the public right-of-way. • Signs shall not obstruct significant architectural details or elements, including windows and doorways. • All ground -mounted signs shall be placed within planting areas that are coordinated in design for the overall site. • Wall signs attached to a building shall be erected parallel to the vertical wall surface and shall not project more than 12 inches from the wall upon which the sign is attached. No wall sign shall project beyond the end or top of the wall or sloping roof to which such sign is attached. • A minimum clearance of 8 feet shall be provided between the ground and the bottom of any sign located over a pedestrian way. Sisters of Charity BVM 12 l P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 Text and Materials Text on all signs shall be simple and easy to read. It is important that all message wording be selected to maximize information being conveyed while using the most concise vocabulary. A sign with a brief, succinct message is more user-friendly, and will have a cleaner look. All directional lettering shall be a mix of upper and lower case lettering with the first letter of every word capitalized. Avoid spacing letters too close together as crowding will make the sign more difficult to read. Signs shall be constricted ofhigh-quality, durable materials. Brick and mortar or natural stone bases are to be constructed with materials that complement the building architecture. Wood signs are discouraged. Exceptions Home address or family name plaques are excluded from the above requirements. Exterior Graphics or Art Painting of garage doors with multiple colors or designs is prohibited. All garage doors shall be one color, with a second color allowed for accents only. Sisters of Charity BVM 13 l P a g e - n CAMPUS ROAD PARKING LOT FRONTAGE PERIMETER LANDSCAPE ZONE: 7 PLANT UNITS PER 00 LINEAR FEET Sisters of Charity BVM - Dubuque, Iowa Mount Carmel Campus PUD Figure 2.3: Typical Parking Lot Planting LAKOTA 0' 30' 60' February 28, 2014 Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 1.H Roadways The roadways in this PUD shall conform to the City ofDubiique Unified Development Code as adopted by the City Council as of the date of this PUD, unless otherwise specified herein. Should a change to the UDC with respect to roadway improvements (other than as may be caused by the adoption of Iowa Statewide Urban Design and Specifications (SUDAS)) impose a significant increase in cost, a reduction in developable land, or other significant impact to the PUD, the owner shall have the right to conform to the requirements of the original UDC as long as there is no material difference in safety or material deviation from standard engineering/architectural practices. A dedicated public right-of-way shall provide public access to the existing cemetery to allow for maintenance and visitation. 1.1 Parking Parking Requirements Parking areas shall accommodate sufficient parking while minimizing impervious surfaces and the visual impact of large lots. Parking requirements will follow city standards as outlined in the City of Dubuque Unified Development Code (Section 14-6 Off -Street Parking Requirements), except for the following uses: ■ Senior Housing: 0.7 spaces per bed ■ Long -Tenn Cate: 1 space per 6 beds PLUS 1 space per 4 employees on the largest shift Land -banking of required parking shall be allowed in this planned development as approved and authorized by the City. Shared parking is encouraged between uses and activities where feasible. Shared parking areas maximize the efficiency and utilization of available land and minimize parking area needed. Parking may be accommodated in surface lots as well as parking structures, as determined necessary by the developer. All surface parking lots shall be designed to: ■ Integrate and link existing parking areas with new parking areas for improved pedestrian and auto circulation. • Accommodate pedestrian routes through parking areas to building entrances. • Accommodate snow removal and storage. • Comply with City lighting standards and minimize impact on surrounding properties. All parking structures shall be designed to: • Comply with City requirements for vehicular and pedestrian access, ADA compatibility, safety, lighting and ventilation. • Clearly identify with signage all pedestrian and vehicular entrances to parking structures. • Integrate ample floor -to -ceiling heights to maximize light and visibility, and accommodate a wide variety of vehicle sizes. ■ Incorporate where feasible, flat floors to minimize driver confusion and maximize light, visibility and safety. ■ Integrate into land contour and grading opportunities to minimize above grade height and mass when appropriate. All parking areas shall comply with the landscape standards set forth in Section 2: Landscape Standards. Dimensional Requirements Minimum parking stall dimensions shall be 8.5' x 18' with 24' drive aisles to accommodate two-way traffic. Accessible parking space requirements shall adhere to standard outlined in the Ciy of Dubuque Unified Development Code (Section 14-7 Accessible Parking Space Requirements). Sisters of Charity BVM 3 l P a g e Mount Carmel Campus PUD Standards FEBRUARY 28, 2014 Bicycle Parking Bicycle parking shall be considered and placed in safe, convenient locations near building entrances. 1. J Loading and Service Areas The visual impact of loading and service areas on a building, site or adjacent sites and uses should be minimized. Loading and service areas are not allowed in the public right-of-way or within any setbacks. All loading and service areas shall be designed to: • Provide access to a street or alley in a manner that will create the least possible interference with through traffic movements. No curb cut shall exceed 30 feet in width. • Accommodate maneuvering space to allow vehicles to access and exit the space without having to make backing movements on or into a public or private street. • Provide fixed lighting that prevents direct glare of beams onto any other property or street by the use of luminaire cutoffs. All lighting shall be reduced to security levels at all times of nonuse. • Have masonry or other screening materials that complement materials used on campus buildings, and that are effective in every season. • Comply with the landscape screening requirements set forth in Section 2: Landscape Standards. Outside storage of materials, equipment or trucks shall be kept to a minimum and located in areas that are screened from views by a permanent, solid and year round screening element. Sharing of loading, trash and utility areas between buildings shall be considered for ease of maintenance, to reduce land needed for such functions and to improve the visual quality of the Campus. Sisters of Charity BUM Wage MONUM THE CITY OF DUIjJi Masterpiece on the Mississippi Applicants: Location: Description: Base Data Provided by Dubuque County GIS Path: H:\Planning Services\EVB1ArcGISMaps\Vicinity Map_1100MtCarmel.mxd Dubuque brikal 1111 2007 • 2012 • 2013 Vicinity Map Sisters of Charity BVM / Lakota Group 1100 Carmel Drive To rezone the property from R-1, Single Family Residential, to PUD, Planned Unit Development. Legend ;•��.Vi 1100 Carmel Drive DISCLAIMER: This info motion was compiled using the Dubuque Area Geographic Infos atlon System (DAGIS). which Includes data created by both the City of Dubuque and Dubuque County. It is understood that, while the City of Dubuque and participating agencies utiized the most current and accurate Information available. DAGIS and Its supplers do not warrant the accuracy or currency of the information or data contained herein. The Cly and participating agencies shall not be held lable for any direct, indirect, incidental, consequential, punitive, Of special deranges, whether foreseeable or unforeseeable, arising out of the authorized or unauthorized use of this data or the Inability to use this data or out of any breech of warranty whatsoever. Ak 1:10,000 NORTH Masterpiece on the Mississippi TO: Zoning Advisory Commission FROM: Kyle L. Kritz, Associate Planner Z1. 7/1 Dubuque kritri worm co 111111 2:)?•2612•201] April 30, 2014 SUBJECT: Sisters of Charity Blessed Virgin Mary/The Lakota Group Rezoning Request for property at 1100 Mount Carmel Drive from R-1 Single -Family Residential to PUD Planned Unit Development INTRODUCTION The requested rezoning by the Sisters of Charity Blessed Virgin Mary/The Lakota Group was tabled by the Zoning Advisory Commission at their April 2, 2014 meeting to allow the applicants an opportunity to review the comments from the Zoning Advisory Commission members. The applicants have requested that the Commission remove their request from the table and re -open the public hearing to allow them to address the issues raised by the Commission. The surrounding property owners within 200 feet were re -notified as the tabling motion was not to a certain date. DISCUSSION The applicants have submitted their proposed revisions to the proposed Planned Unit Development for the property at 1100 Mount Carmel Drive. Attached to this memorandum is a brief summary of the changes made to the PUD from the Sisters of Charity and their consultant, The Lakota Group. The proposed changes include: ➢ Call centers have been added as a prohibited use. ➢ The principal use chart has been amended in reference to institutional residents or affiliates as this is a use only listed within an institutional district. ➢ Consolidated medical facilities and outpatient care facilities into one use. ➢ Created a new category of use for uses that would be permitted only in existing buildings and conditional elsewhere. Five uses in Sector 1 which were previously listed as permitted are now designated PE/C. Memo to Zoning Advisory Commission Page 2 ➢ Seminary, medical, and outpatient care facilities and single-family/ multifamily residential uses are now listed as conditional uses in Sector 2 based on discussions with City staff. ➢ On the accessory use charts, the 2nd and 3`d uses that were listed were uses accessory to medical and educational institutions and were not appropriate to list in this type of PUD. RECOMMENDATION Planning staff recommends that the Zoning Advisory Commission review the proposed changes to the requested zoning change from R-1 Single -Family Residential District to Planned Unit Development District for property at 1100 Mount Carmel Drive, and make a recommendation on the request to the City Council. KLK/mkr Attachments Kyle, Below is a brief summary of the changes made to the PUD for your reference. In Section 1.B • Added "Call Centers" as a Prohibited Use. On the Principal Use chart: • Eliminated two uses that referenced institutional residents or affiliates ("Nursing or convalescent homes for institutional employees or affiliates" and "Single-, two-, or multiple -family dwelling to house institutional residents or affiliates") • Consolidated Medical facility and Outpatient care facility into one use, "Medical or Outpatient care facility" • Created a new category of use, PE/C, for uses that would be Permitted only in existing buildings and Conditional elsewhere. Five uses in Si that were previously listed as Permitted are now designated PE/C. • Made Seminary, Medical and Outpatient care facility, and single and multiple -family residential uses into C uses in 52 based on discussion with City Staff. • Corrected the title in the left margin (formerly Primary Uses, now Principal Uses) On the Accessory Use chart: • Deleted the 2nd and 3rd uses listed, which were uses accessory to medical and educational institutions. PLANNED DISTRICT STAFF REPORT Zoning Agenda: April 2, 2014 Project Name: Property Address: Property Owner: Applicant: Mount Carmel Campus PUD 1100 Carmel Drive Sisters of Charity Blessed Virgin Mary Lakota Group/Daniel Grove Proposed Land Use: Mixed use Existing Land Use: Adjacent Land Use: Religious Proposed Zoning: PUD Existing Zoning: R-1 North — R-1 Adjacent Zoning: North —R-1 West — Residential West —R-1 South — Recreation/industrial South—R-1/PI East — Railroad/river East —HI Flood Plain: No Water: Yes Storm Sewer: Yes Previous Planned District: None. Total Area: 98.79 acres Existing Street Access: Yes Sanitary Sewer: Yes Purpose: The purpose is to facilitate the future use and redevelopment of the subject property. Property History: The motherhouse was completed in 1893, and at that time, the property was outside the city. The most recent additions to the campus included the new residential housing units in the northwest corner of the campus in 1995, and the construction of the assisted care living building in 1998. Physical Characteristics: The approximate 100 -acre property is located at the end of South Grandview Avenue and includes blufflands overlooking the Mississippi River as well as mature woodlands to the south and west of the existing campus buildings. The property generally drains to the south towards Catfish Creek. Conformance with Comprehensive Plan: The 2030 Future Land Use Map designates the property as Institutional. Planned District Staff Report Mt. Carmel Campus PUD Page 2 Staff Analysis: Streets: The existing property is served by South Grandview Avenue. South Grandview Avenue terminates at the cul-de-sac. Carmel Drive then extends approximately 500 feet and then terminates into the existing private roadway system serving the Mount Carmel campus. South Grandview Avenue is a 40 -foot wide street within a 50 -foot right-of-way. The applicant proposes the future extension of Carmel Drive as a public street to provide access to the cemetery. The existing Carmel Drive is paved 30 -feet wide with a right-of-way that varies in width. Sidewalks: Sidewalks exist of both sides of South Grandview Avenue from the bridge over U.S. Highway 61/151 to the cul-de-sac. The only exception to this is a relatively short section from the intersection of Mount Carmel Road and South Grandview Avenue on the east side of South Grandview Avenue. Within the property itself, there are numerous sidewalks providing access from parking lots to buildings and between buildings and the private roadways within the campus. Parking: Off-street surface parking lots are provided to residents, employees and visitors of the existing campus. Lighting: Any new lighting installed as part of any redevelopment of the property will be required to 72 -degree cutoff luminaires. Signage: Existing signage is generally small, unlit and provides directions to major buildings, and name plates. The proposed sign regulations will be generally based on Institutional District regulations. In addition, no flashing, neon, or internally lit signs are allowed. Bulk Regulations: The bulk regulations are stipulated within the proposed PUD ordinance regulations based on whether the new structure is built in Sector 1 or Sector 2. Permeable Area (%) & Location (Open Space): Approximately 88% of the property is permeable with most of the open space on the south and west sides of the property. Landscaping/Screening: The proposed PUD regulations establish landscaping and screening requirements for the proposed Planned Unit Development based on whether the new development is within Sector 1 or Sector 2. In addition, there is a perimeter buffer screening of 25 feet surrounding the north and west sides of the campus. Planned District Staff Report Mt. Carmel Campus PUD Page 3 Phasing of development: None proposed. Impact of Request on: Utilities: Existing utilities are adequate to serve the existing development and will be evaluated on a case-by-case basis as new uses are established. Traffic Patterns/Counts: South Grandview Avenue provides the only access to the property. Vehicle counts taken in the summer of 2012 found 1,064 average daily trips east of the Mount Carmel Road intersection and 1,426 average daily trips west of the intersection. Public Services: Existing public services are adequate to serve the site. Environment: Planning staff does not anticipate any significant negative impacts to the environment provided adequate erosion control is provided during all phases of new development on the property and adequate stormwater management practices are followed. Adjacent Properties: Planning staff anticipate that the most likely impact to adjacent properties could be an increase in traffic, depending on the mix of uses allowed on the campus in the future. Staff Analysis: Overview The property encompasses 98.79 acres of land and is located at the end of South Grandview Avenue. The Sisters of Charity have owned the property at the end of South Grandview Avenue for 120 years. The Sisters request for a rezoning to Planned Unit Development is designed to facilitate the transition of the campus to new uses. Attached to this staff report is the a cover letter from Sister Theresa Hadro, President of the BVM, that outlines the Sisters' intentions and the information submitted for the requested rezoning to Planned Unit Development. The requested rezoning is unique in that the approximately 100 -acre parcel is already developed for a mixture of uses that primarily serve the religious order. The requested rezoning is designed to facilitate the transition of the campus to a mixed-use development utilized by people and organizations not associated with the Sisters of Charity BVM. The property is currently served by South Grandview Avenue as its only access. South Grandview ends at the cul-de-sac. From that point, Carmel Drive extends beyond the Planned District Staff Report Mt. Carmel Campus PUD Page 4 cul-de-sac approximately 500 feet to serve three additional homes. Based on 2012 vehicle counts, 1,064 average daily trips were recorded east of Mount Carmel Drive and 1,426 average daily trips west of Mount Carmel Drive. The campus is tied into the City's water system, while the water mains within the campus are privately maintained. The City's sanitary sewer system currently serves the property. Proposed Planned Unit Development District Standards Section 1: The application for rezoning to PUD includes a set of proposed development standards that will guide new developments on the campus. Section 1 establishes standards for allowed uses, setbacks/buffers, roadways, parking, and service areas. The campus is divided into two sectors. Each sector has a list of permitted, conditional uses, accessory uses, and bulk standards. Sector 1 is the area that encompasses most of the existing buildings on the campus and extends all the way to the bluff overlooking the Mississippi River. Sector 2 is primarily the north and west sides of the campus. The only existing buildings include the condominium -like buildings on the very north side of the campus. The existing cemetery is shown as an out lot, and is proposed to remain zoned R-1 Single -Family Residential District. Included in the bulk standards is a 25 -foot wide campus perimeter setback along the south, west and north property lines that adjoin adjacent private property. In addition there is a 25 -foot bluff conservation setback bordering the east side of the campus. These setbacks are illustrated on Figure 1.2 of the PUD application packet. Each sector also has requirements for open space and woodland retention. Sector 1, which is adjacent to the private property on the north and west sides of the campus, has a 50% woodland retention requirement as well as 30% of the area must be dedicated to open space. Sector 2 also has a 30% dedicated open space requirement, but has a 20% woodland retention requirement. The parking requirements are primarily based on the City's standards outlined in the City of Dubuque's Unified Development Code Section 14-6, but for senior housing, a parking requirement is established at .7 spaces per bed, and long-term care at 1 space per 6 beds plus 1 space for 4 employees on the largest shift. Section 2: Section 2 establishes standards for landscaping enhancements on the campus. The perimeter buffer landscaping requirements are delineated as well as parking lot landscaping requirements. The parking lot landscaping requirements are similar to those employed by the City of Dubuque's Unified Development Code for new parking lots. This section includes requirements related to plant materials and preserving existing woodland areas of the campus. Section 3: Section 3 of the PUD standards includes architectural standards. These standards involve building scale massing, architectural style and building materials, and colors that will be applied to new buildings. In general, these standards are designed to Planned District Staff Report Mt. Carmel Campus PUD Page 5 complement and be in harmony with existing buildings on the campus and surrounding property. Section 4: Section 4 of the PUD standards includes sign standards. Specifically, the proposed guidelines prevent oversized pylon, rooftop, neon, illuminated awnings, and fabric banners other than ordinary flags. The illumination of signage shall be by external sources only, and signs shall not be illuminated with blinking, flashing, fluttering or other illumination conveying a sense of movement. In addition, illumination of a sign within 100 feet of and visible from any property zoned residential shall be extinguished between the hours of 11 p.m. and 7 a.m. every day. The number, size, and height of signs will be regulated by the sign regulations established in the Institutional District standards contained in the UDC. Planning Staff Review of Proposed PUD Standards Planning staff's review of the proposed PUD standards generated several comments that should be addressed prior to final adoption. • Section 1.G Fire Protection: Staff would recommend this section be eliminated. Fire protection is regulated by the International Building Code and Fire Code, and takes precedence over any zoning regulations. • Section 1.H Roadways: Staff would recommend this section also be eliminated. Staff believes new public or private roadways need to reviewed as part of a campus development proposal in light of the Codes applicable at that time. The dedication of a public right-of-way to provide access to the cemetery is feasible, but, cannot be agreed to without the necessary improvement plans and platting submitted for review and approval. • Section 1.1 Bicycle Parking: Staff would recommend that this section reference Section 16-13-3.5.1 of the UDC that establishes provisions for bicycle parking. • Section 2.B Landscape Requirements: This section incudes a requirement that the owner provide a surety, warranting the new plantings for at least a year. Staff would recommend that this section simply reference Section 16-13-4.11 of the UDC that establishes requirements for the maintenance of landscaping. • Section 2.B Landscape Requirements, Plant Materials: This section requires all plants to be "balled and burlapped." This requirement will be difficult to comply with as a great majority of plants are now container -grown. This requirement will significantly reduce the variety of plants available. Rezoning Request The requested rezoning of the Sisters of Charity of the Blessed Virgin Mary's property from R-1 Single -Family Residential District to Planned Unit Development is unique in the fact that the property is already developed for a range of uses. The PUD will allow a transition of the property from a religious institution serving women religious to uses Planned District Staff Report Mt. Carmel Campus PUD Page 6 by the general public. While the requested rezoning is for a Planned Unit Development, in some ways the property and anticipated future development will be more like one of the city's institutional districts. The difference is that in the City's institutional districts they are under common ownership of one entity. One of the issues that received a fair amount of discussion among City staff members is the fact that there is only a single access to the property at this time — South Grandview. City staff discussed with the representatives of the Sisters of Charity BVM that at some point in the future, a second means of access, most likely to Julien Dubuque Drive, will be necessary to ensure that in an emergency situation, there is a viable second means of access. Planning staff also recommends that the Commission consider a requirement that prior to any substantial on -campus building expansion, that an amendment to the PUD District be submitted to the Zoning Advisory Commission and City Council in the same way as major on -campus projects are handled in the institutional districts. This process allows for a specific review of the project at hand by all City departments, and allows for public input through public hearing before the Commission and City Council. Planning staff believes that the Sisters of Charity BVM are being proactive and are acting as good stewards for not only their property but for the surrounding property and the community as a whole. The Sisters of Charity BVM are making a conscious and concerted effort to thoughtfully guide the change that will surely happen on their property in the coming decades. Planning staff recommends that the Zoning Advisory Commission review the information submitted by the applicant on the requested rezoning from R-1 Single - Family Residential District to Planned Unit Development, and review Section 5-24.5 of the Unified Development Code that establishes plan approval standards for Planned Unit Developments and make a recommendation to the City Council. Prepared by: Reviewed: oti7L4 Date: 3`Z4MM ( ' ----": --:7:,!4, ..1....;',41..•, l•- - - 1-' .--....e.": • 1 • ..: , 'I I -4• • ' (I ) F ' , Ak ausiilli) Minutes — Zoning Advisory Commission April 2, 2014 Page 2 ACTION ITEM/REZONING: Application of the Sisters of Charity, BVM/The Lakota Group to rezone property located at 1100 Mount Carmel Drive from R-1 Single -Family Residential to PUD Planned Unit Development. Sister Teresa Hadro, 2827 Pinard Street, stated that she is president of the Sisters of Charity BVM. She outlined her request for the Commission noting that, although the Sisters have no immediate development plans, they would like to ensure that their property is developed following the BVM's philosophy regarding land stewardship. She noted the steady decline of the facility's resident population. She discussed the structure of the facility, including the areas devoted to assisted living, congregational offices, out buildings, the cemetery and the Roberta Kuhn Center. She said that the cemetery would not be included in the PUD. She said the Sisters want to continue to be good neighbors and stewards of the property. She introduced Dave Grove and Rebecca Hurley of the Lakota Group. Mr. Grove conducted a PowerPoint presentation outlining the existing campus layout, planned uses and preservation of the natural features. He discussed the lengthy planning process undertaken by the Sisters highlighting the measures taken to ensure the neighbors were included. He provided a matrix comparing permitted and conditional uses in the R-1, R-4, ID and the proposed PUD District and compared bulk standards established in each district. He noted the extensive landscape buffers located on the north and west sides of the property. He discussed the woodland preservation and landscape measures proposed for the property and outlined the proposed sign regulations. No one spoke in opposition to the request. Staff Member Kritz discussed the PUD planning process noting that the proposed uses and bulk standards have been well thought through. He said that this is a good attempt at insuring adaptive re -use of this large and unique acreage. He noted that the property is currently under common ownership similar to colleges and hospitals. Staff Member Kritz discussed the Fire Code preemption issues, noting that staff would prefer that Fire Code issues be handled through the International Building and Fire Codes and not through the PUD. He noted that extension of the public streets could not be approved without review by the Engineering Department to insure all current street standards were met. He said that the bike parking requirements should simply reference standards established in the Unified Development Code. He also recommended that the landscaping requirements reference those established in the UDC. He said there was no need to require balled and burlapped trees. Staff Member Kritz noted that, in Institutional Districts when significant on -campus expansions occur, the Commission has the ability to review them as an amendment to the district. He said this may be one measure the Commission may consider requiring to Minutes — Zoning Advisory Commission April 2, 2014 Page 3 insure that the impact that future development has on the surrounding residential property, and on traffic volumes and street access, is considered. Commissioner Belmont asked about the need for fire protection language in the PUD. Chairperson Norton asked Mr. Grove if the Sisters were amenable to adopting the staff's recommendations for the PUD ordinance. Mr. Grove said the Sisters were amenable to all but the condition that future development requires further Commission review. Commissioner Hardie said that the proposed PUD represented a very well thought out framework, but that it lacked the details necessary for the Commission to render an informed decision. He said that, as there is no concept plan included with the PUD, details on how infrastructure may be extended to the site are lacking. He said he would be more comfortable if the Commission were afforded the ability to review future development. He said that one of his primary concerns is the possible need for a secondary access to the property. He likened the current PUD to a blank check and said he would like the Commission to exert more control over future development of the site. Commissioner Henschel agreed, stating that he shared Commissioner Hardie's concerns regarding the uncertainty of how the property could be developed and the potential impacts. Commissioner Belmont noted that the design and landscape guidelines were very detailed. Chairperson Norton asked if the Commission would review a plat of the property. Staff Member Kritz said that the Commission would only review a plat if the property were to be subdivided. Mr. Grove said that the Sisters expressed concerns regarding their ability to insure that future development reflected the planning framework they established. He said that they would like to be able to exercise control over the property as it develops. He said that they would rather restrict the number and type of uses than require that further development require an amendment to the district. Mr. Grove, staff and the Commission discussed traffic and access issues, including the need for secondary access. Commissioner Hardie again expressed his concerns with the Commission's lack of control over future development and with a PUD that lacks a master plan. Staff Member Kritz discussed traffic analysis along South Grandview Avenue, offering a compromise whereby traffic generation data could be used to determine a threshold for future review by the Commission. Minutes — Zoning Advisory Commission April 2, 2014 Page 4 Commissioner Belmont asked if there was a set threshold for traffic volumes on Grandview Avenue. Staff Member Kritz said there was not. Commissioner Christ expressed concerns with the lack of detail in the plan. She said she felt the Commission needs the ability to review future development of the property. She said that the plan is somewhat of a blank canvas. The Commission took a 5 minute recess. Sister Hadro said that the Sisters would like to retain flexibility in their development options and she noted that they have been good stewards of the land for over 124 years. She asked the Commission to table their request to enable them to evaluate their options. Motion by Belmont, seconded by Hardie, to table the rezoning request. Motion carried by the following vote: Aye — Hardie, Christ, Henschel, Norton, and Belmont; Nay — None. PUBLIC HEARING/TEXT AMENDMENT: Application of the City of Dubuque for approval of a text amendment to amend Section 16-11-7 of the Unified Development Code to add Fringe Area Development Standards. Staff Member Kritz discussed the existing policy regarding fringe area development standards. He noted that the request is to codify the requirement that subdividers must comply with rules for new subdivisions within two -miles of the corporate limits. Staff member Kritz indicated that a pre -annexation agreement will be required that stipulates when the corporate limits are adjacent to the property they will annex. As part of the agreement the City will abate a portion of the property taxes on a sliding scale over ten years. He discussed state law and the right it affords municipalities to regulate fringe areas. He discussed the rationale for the requirement, noting that cities have a vested interest in reviewing proposed street and development patterns and in ensuring logical extension of utilities. He said that the proposed amendment would codify what is currently a policy. Commissioners discussed the request and felt it was appropriate. Motion by Hardie, seconded by Christ, to approve an amendment to Section 16-11-7 of the Unified Development Code to add Fringe Area Development Standards. Motion carried by the following vote: Aye — Hardie, Christ, Henschel, and Belmont; Nay — Norton. PUBLIC HEARING/TEST AMENDMENT: Application of the City of Dubuque for approval of a text amendment to amend Section 16-11-2 of the Unified Development Code to reference Iowa Code Section 354.9 and Two -Mile Extra Jurisdictional Subdivision Review Authority. Sisters o Charity oft L lessed Virgin Mary May 12, 2014 Mr. Kevin Firnstahl City of Dubuque, City Clerk 50 West 13th St. Dubuque, IA 52001 RECEIVED 14MAY I4 PM2:40 City Clerk's Office Dubuque, IA Re: May 19th, 2014 Dubuque City Council Meeting Dear Mr. Firnstahl: The Sisters of Charity of the Blessed Virgin Mary would like to officially request that our rezoning request for 1100 Carmel Drive be withdrawn from the May 19th, 2014 City Council meeting. We would ask that our rezoning request be included in the June 16th, 2014 City Council meeting. Thank you for your assistance in this matter and I would appreciate a confirmation that this will be considered on the June 16th City Council Meeting. Sincerely, Teresa Hadroj President Sisters of Charity of the Blessed Virgin Mary 1100 Carmel Drive Dubuque, Iowa 52003-7991 (563) 588 2351 (563) 588 4832 Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210 Return to: Kevin S. Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589-4121 ORDINANCE NO. -14 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES UNIFIED DEVELOPMENT CODE BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE END OF SOUTH GRANDVIEW AVENUE FROM R-1 SINGLE-FAMILY RESIDENTIAL TO PUD PLANNED UNIT DEVELOPMENT FOR THE MOUNT CARMEL CAMPUS. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified Development Code, is hereby amended by reclassifying the hereinafter described property from R-1 Single -Family Residential District to PUD Planned Unit Development District and adopting a conceptual development plan, a copy of which is on file with the City Clerk's Office, for the Mount Carmel Campus as stated below, to wit: Lots 5, 6, and 7 in Carmel Heights and Lot 2 of Mineral Lot 1, except for that portion lying northeasterly of the railroad right-of-way, and to the centerline of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. Attached hereto and made a part of this zoning reclassification approval is the Mount Carmel Campus Planned Unit Development Standards. It is recognized that because of the significant impact new developments or redevelopment of existing buildings may have on surrounding property, an amendment to this PUD shall be filed and approved prior to substantial on -premise expansions or redevelopment. A. Development Sectors The Sisters of Charity of the Blessed Virgin Mary (BVM) Mount Carmel Campus Planned Unit Development Plan (Campus PUD Plan or PUD) is a technical guide for the future development of the BVM Campus located within the City of Dubuque Mount Carmel Campus Ordinance No. — 14 (City). The Campus PUD Plan is organized into two sectors (Figure 1.1 PUD Sector Plan) to promote high quality, efficient, and cohesive development that is sensitive to site context: • Sector 1 (S 1): central and east area, includes existing buildings, and Cemetery Outlot, with the eastern boundary being the railroad right-of-way. • Sector 2 (S 2): west area; includes existing buildings Development standards contained herein define permitted uses, development massing, parking standards, and loading and service standards for the overall campus and each of the two campus sectors. Until the time development occurs, BVM will continue operating on-site as they do today. Development of the BVM Campus may take place over time in one or more phases, with each phase evaluated on its own merits with respect to the standards of this PUD. It will not be a precondition to approval of any one phase that the entire BVM Campus be master planned. B. Permitted Uses 1. Permitted, Conditional, and Accessory Uses See Table 1: PUD Use Chart for permitted, conditional, and accessory uses allowed in each development sector. 2. Prohibited Uses Uses not allowed as a principal use on the campus include: • Correctional institutions including but not limited to detention centers and jails • Heavy industrial uses • Casino or other gambling facilities • Retail commercial uses C. Development Standards 1. Bulk Chart See Table 2: PUD Plan Sector Bulk Chart for minimum lot area, minimum lot width, maximum floor area ratio, maximum building coverage, and maximum impermeable coverage requirements for each sector. 2. Building Height See Table 2: PUD Plan Sector Bulk Chart for height requirements for each sector. Building height is defined by the City of Dubuque Unified Development Code as the vertical distance from the average ground level at 2 Mount Carmel Campus Ordinance No. — 14 the front wall of the building to the highest point of the underside of the ceiling beams for a flat roof or to the deck line of a mansard roof, or to the mean height level between eaves and ridge for gable, hip or gambrel roofs. 3. Development Setbacks and Buffers i. Campus Perimeter Setback Requirements Buildings shall be set back 25 feet from the north, west and south campus perimeter. See Figure 1.2: Campus Setback Requirements for campus perimeter setback requirements. ii. Internal Roadway Setback (Parkway) Requirements Building and parking setbacks (surface lots or structures, including garages) along internal campus roads shall be 25 feet from the edge of pavement to allow for a landscaped parkway, proper screening of facilities, and the creation of a consistent streetscape character. Sidewalks, paths and trails are allowed within the limits of this setback. See Figure 1.2 Campus Setback Requirements. iii. Bluff Setback Requirements Building and parking shall be located no closer than 25 feet from the edge of the bluff. Bluff will be defined here as an area with slopes of 1:3 (horizontal to vertical) or steeper with an elevation change of 20 feet or more. Sidewalks, patios, paths and trails may be permitted within the limits of this setback. See Figure 1.2 Campus Setback Requirements. iv. Campus Perimeter Landscape Buffer A 25 -foot wide landscape buffer is required at the north perimeter and portions of the west perimeter. See Figure 1.3: Campus Landscape and Open Space Requirements for limits of perimeter landscape buffer. 4. Cemetery Outlot See Figure 1.1: PUD Sector Plan for cemetery outlot boundaries. 5. Infrastructure The PUD shall incorporate certain water distribution improvements that provide redundancy and safety in accordance with standard engineering practices. The scope of the distribution improvements is not defined at this time and shall only be determined during the Preliminary Engineering Phase during development of the property. In particular, when an official application to develop the property is submitted to the City, the developer shall facilitate, at no cost to the City, a detailed engineering evaluation of the proposed development and the impacts the development may have upon the City's 3 Mount Carmel Campus Ordinance No. — 14 water distribution system. The engineering evaluation shall recommend necessary improvements to facilitate and accommodate redundancy and reliability to the system for the development being proposed. As part of the engineering evaluation process, the City shall provide all existing water distribution system data, including, but not limited to, computer simulation files, flow test data, and copy of the most currently adopted Capital Improvements Plan. The City shall not require improvements to the system based on preferential determination. All water distribution improvements shall be identified within the engineering evaluation that is subject to review and approval by City Staff. 6. Roadways The roadways in this PUD shall conform to the City of Dubuque Unified Development Code and SUDAS as adopted by the City. A dedicated public right-of-way shall provide public access to the existing cemetery to allow for maintenance and visitation. 7. Parking i. Parking Requirements Parking areas shall accommodate sufficient parking while minimizing impervious surfaces and the visual impact of large lots. Parking requirements will follow city standards as outlined in the City of Dubuque Unified Development Code (Section 14-6 Off -Street Parking Requirements), except for the following uses: • Senior Housing: 0.7 spaces per bed • Long -Term Care: 1 space per 6 beds PLUS 1 space per 4 employees on the largest shift ii. Land -banking of required parking shall be allowed in this planned development as approved and authorized by the City. Shared parking is encouraged between uses and activities where feasible. Shared parking areas maximize the efficiency and utilization of available land and minimize parking area needed. Parking may be accommodated in surface lots as well as parking structures, as determined necessary by the developer. iii. All surface parking lots shall be designed to: • Integrate and link existing parking areas with new parking areas for improved pedestrian and auto circulation. 4 Mount Carmel Campus Ordinance No. — 14 Accommodate pedestrian routes through parking areas to building entrances. Accommodate snow removal and storage. Comply with City lighting standards and minimize impact on surrounding properties. iv. All parking structures shall be designed to: Comply with City requirements for vehicular and pedestrian access, ADA compatibility, safety, lighting and ventilation. Clearly identify with signage all pedestrian and vehicular entrances to parking structures. Integrate ample floor -to -ceiling heights to maximize light and visibility, and accommodate a wide variety of vehicle sizes. Incorporate where feasible, flat floors to minimize driver confusion and maximize light, visibility and safety. Integrate into land contour and grading opportunities to minimize above grade height and mass when appropriate. All parking areas shall comply with the landscape standards set forth in Section 2: Landscape Standards. v. Dimensional Requirements Minimum parking stall dimensions shall be 8.5' x 18' with 24' drive aisles to accommodate two-way traffic. Accessible parking space requirements shall adhere to standard outlined in the City of Dubuque Unified Development Code (Section 14-7 Accessible Parking Space Requirements). vi. Bicycle Parking Bicycle parking shall be considered and placed in safe, convenient locations near building entrances and comply with Section 16-13-3.5.1 of the Unified Development Code. 8. Loading and Service Areas The visual impact of loading and service areas on a building, site or adjacent sites and uses should be minimized. Loading and service areas are not allowed in the public right-of-way or within any setbacks. i. All loading and service areas shall be designed to: 5 Mount Carmel Campus Ordinance No. — 14 Provide access to a street or alley in a manner that will create the least possible interference with through traffic movements. No curb cut shall exceed 30 feet in width. Accommodate maneuvering space to allow vehicles to access and exit the space without having to make backing movements on or into a public or private street. Provide fixed lighting that prevents direct glare of beams onto any other property or street by the use of luminaire cutoffs. All lighting shall be reduced to security levels at all times of nonuse. Have masonry or other screening materials that complement materials used on campus buildings, and that are effective in every season. • Comply with the landscape screening requirements set forth in Section 2: Landscape Standards. ii. Outside storage of materials, equipment or trucks shall be kept to a minimum and located in areas that are screened from views by a permanent, solid and year round screening element. Sharing of loading, trash and utility areas between buildings shall be considered for ease of maintenance, to reduce land needed for such functions and to improve the visual quality of the Campus. 6 Mount Carmel Campus Ordinance No. — 14 TABLE 1.1: PUD PRINCIPAL USE CHART REVISED APRIL 22, 2014 City of Dubuque Existing Zoning District Allowed Uses P = Permitted Use C = Conditional Use PE = Permitted only in existing building R-1 R-4 ID Proposed Campus PUD Plan Sector Allowed Uses Si S2 Accessory dwelling unit C C C Bed and breakfast home C C P C Bed and breakfast inn C P C Business and secretarial school P PE/C Cemetery, mausoleum, or columbarium P P P Classroom, laboratory, lecture hall, auditorium or similar place of institutional assembly P PE/C College or university P PE/C Farm, garden, nursery or greenhouse P Group home C C Hospice C P P Hospital P Hotel P Housing for the elderly or persons with disabilities C P P Keeping of hens C C C Keeping of horses or ponies C C C Library or museum P P Licensed adult day services C C P C Licensed child care center C C C C Medical or Outpatient care facility P P C Mortuary, funeral home, or crematorium C C Multiple -family dwelling (13 or more units) C P C Multiple -family dwelling (three to 12 units per building) P P C Nursing or convalescent home C P C Off street parking C C P P Office (General) P P Off -premises residential garage C C Place of religious exercise or assembly P P P P P Public or private park, golf course, or similar natural recreation area P P P P Public, private or parochial school approved by the State of Iowa (K-12) P P P P 7 Mount Carmel Campus Ordinance No. — 14 Railroad or public or quasi -public utility, including substation P P P P Residential care facility P P Rooming or boarding house C Seminary P PE/C C Single-family detached dwelling P P P P Tour home C C Tourist home C C Townhouse (three to 12 units laterally attached) P P P Two-family dwelling (duplex) P P P Vocational School P PE/C Wind energy conversion system C C C C C Geothermal wells or farm P P 8 Mount Carmel Campus Ordinance No. — 14 V) W N ACCESSORY TABLE 1.2: PUD ACCESSORY USE CHART REVISED APRIL 22, 2014 City of Dubuque Existing Zoning District Accessory Uses P = Permitted Use C = Conditional Use PE = Permitted only in existing building P Proposed Campus PUD Plan Sector Accessory Uses Si S2 All other uses customarily incidental to the principal permitted use in conjunction with which such accessory use is operated or maintained, but not to include commercial uses outside a principal building P P P Detached garage P P P Fence P P P P Garage sale P P P P Home-based business P P P P Licensed adult day services P P Licensed child care center P P Noncommercial garden, greenhouse or nursery P P P P Off street parking and storage of vehicles P P P P P Restaurant or cafeteria; flower shop; gift shop; and candy, cigar, or magazine stand; but only when operated and located entirely within a principal building P P Satellite receiving dish P P P P Solar collector P P P P Sport, recreation or outdoor cooking equipment P P P P Storage building P P P P Tennis court, swimming pool or similar permanent facility P P P P Wind turbine (building -mounted) P P P P P 9 Mount Carmel Campus Ordinance No. — 14 D. Landscape Standards 1. General Description and Intent The natural character of the site should be preserved and enhanced as campus land use changes. Site landscaping will be designed in a naturalized pattern to complement the bluffs, ravines, and other natural features of the site, work with the architectural form of buildings, provide shade, create outdoor spaces for employees, residents and visitors, and buffer parking lots. These landscape standards build on elements of the City of Dubuque Unified Development Code to provide landscape requirements for plant material, parkways and site buffer and parking lot treatments that: • Preserve or enhance the appearance and character of the property and its surroundings. • Reduce noise and air pollution, light glare, soil erosion and solar heat gain. • Provide buffering between land uses and zoning districts of differing intensity. • Promote the preservation of existing significant vegetation. • Improve the appearance of parking areas and properties abutting public rights-of-way. 2 Landscape Requirements i. Overall Site Landscape Requirements Minimum required site dedicated open space (landscape area); will be calculated as 30 percent of the entire site under review. Minimum permeable open space will be calculated at 60 percent of the site dedicated open space under review. Dedicated open space calculations may include easement areas, perimeter setbacks, bluff conservation setbacks, woodlands, and landscape buffers, but may not include internal roadway setbacks (parkways) and parking lot landscape. Permeable open space calculations may include easement areas, perimeter setbacks, bluff conservation setbacks, woodlands, landscape buffers, internal roadway setbacks (parkways), and parking lot landscape. 10 Mount Carmel Campus Ordinance No. — 14 ii. Minimum site landscape plant quantities shall be calculated at 1 plant unit per 2,000 square feet of site landscape area. Street trees planted in the parkway or in the public right-of-way shall not be counted toward fulfillment of the minimum site requirements for number of trees. Parking lot landscape requirements shall not be counted toward fulfillment of the minimum site requirements for number of trees. Existing trees to be retained on site may be counted toward fulfillment of the landscaping requirements. 3. Plant Units A plant unit is a measurement used to determine the quantity of plant material required for screening and shading. One plant unit is comprised of any of the following elements: • One canopy tree • Two under -story or ornamental trees • Two evergreen trees • Seven shrubs (large or small, deciduous or evergreen) Plant unit calculations establish the total quantity of required plant material while allowing the landscape architect flexibility in allocating and distributing plant material. Existing plant material protected during construction may be used to satisfy the plant material requirements provided the type and size of the plant material meets the plant material standards and the plant material is not an invasive or noxious variety. 4. Perimeter Buffer Landscape Requirements Perimeter buffer landscape will help create a transition from the adjacent residential uses on the north and west to the campus. Plant material shall consist of a variety of deciduous and evergreen trees and shrubs as shown in Figure 2.1: Typical Perimeter Buffer Planting. A minimum total of three (3) plant units per 100 linear feet of buffer shall be installed. • Only required access drives and sidewalks shall break through a perimeter landscape open space. • Every perimeter buffer landscape open space shall be designed and maintained to preserve unobstructed views of the street and sidewalk at points of access and to not interfere with or be damaged by work within any public utility easement, unless the City shall determine that no other location is reasonably feasible. A landscape maintenance plan 11 Mount Carmel Campus Ordinance No. — 14 for the perimeter buffer landscape will be submitted to the City for each development zone as it is reviewed for development approval. 5. Parkway Landscape Requirements A consistently planted parkway will add to the overall Campus character by providing an appealing arrival sequence and uniform experience around, into and through the Campus. All streets shall include 2 canopy trees per 100 feet of road frontage. These trees may be located in closer proximity to each other to create clustering or massing of plant material instead of a consistent on -center planting approach as long as they are located within the roadway setback, see Figure 2.2: Typical Parkway Planting. 6. Parking Lot Landscape Requirements The following are standards for the design of parking lot interior and perimeter landscape areas which build upon the standards defined in the City of Dubuque Unified Development Code. Figure 2.3: Typical Parking Lot Planting reflects a minimum treatment for a typical parking lot. i. Parking bays in excess of 11 spaces in length shall provide landscaped islands at the ends of each aisle. Parking bays in excess of 20 spaces in length shall be divided by intermediate landscaped islands, and provide landscaped islands at the ends of each aisle. ii. A landscaped island for a single parking bay shall be a minimum of 9 feet wide by 18 feet long and shall contain the equivalent of two (2) plant units. iii. A landscaped island for a double parking bay shall be a minimum of 9 feet wide by 36 feet long and shall contain the equivalent of four (4) plant units. iv. If the required planting ratio is not obtainable in a healthy landscape environment, then the remaining plant material required by this calculation may be placed in close proximity of the parking lot. This additional area should be integrated with the parking lot perimeter landscape. v. All parking lot landscape areas shall be protected by raised curbs with a minimum height of 4 inches. vi. Except for in swales, the finished grade (crown) or interior planting areas shall not be less than 3 inches above curb or pavement. 12 Mount Carmel Campus Ordinance No. — 14 vii. A landscaped buffer strip shall be provided along the frontage of all surface parking areas at least 10 feet wide along the public right-of- way. The buffer strip shall be planted with a minimum of 7 plant units per 100 linear feet of buffer. Landscaped earth berms and or decorative walls and fences are permitted provided they are integrated with the landscape screening described above. The use of biofiltration methods of landscape and drainage design is encouraged. viii. A landscaped buffer strip of at least seven feet wide shall be provided along the remaining sides of all surface parking lots. The buffer strip shall be planted with a minimum of 5 plant units per 100 linear feet. ix. Prior to planting, all interior areas shall be excavated to a depth of 3 feet and amended with a soil mixture consisting of 1 part screened topsoil, 1 part existing topsoil, and 2 parts of organic compost or an approved equivalent, with the exception of other soil mixtures as necessary to accommodate Low Impact Development features. This requirement may be waived upon confirmation by the City Planner that the pre-existing soil is suitable for planting and drainage, and that no amendments are necessary. x. All landscaped areas that are not planted in grass shall be finished with a 3 -inch layer of mulch. 7. Intersection Visibility In accordance with the requirements of the City of Dubuque Street Tree and Landscaping on Public Right -of -Way Policy, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to impede or obstruct vision between a height of 3 to 10 feet above the road crown in areas adjacent to intersecting streets, drives or alleys. This area is defined by: i. Trees shall be planted at least fifty (50) feet from the edge of street intersections, traffic control lights and stop signs; ii. at least ten (10)feet from driveways; iii. and fifteen (15) feet for alleys iv. Trees shall be planted at least two feet from the back of curb. 8. Plant Materials Plant material used to satisfy the standards of this section shall comply with the following standards: 13 Mount Carmel Campus Ordinance No. — 14 i. Unless otherwise expressly provided, all plant materials used to satisfy the requirements of this section shall meet the following minimum size requirements: Plant Type Minimum Size Canopy tree Under -story or ornamental tree Evergreen tree Deciduous shrub Evergreen shrub 2-1/2" caliper 2" caliper or 8' height 8' height 18" height (small), 30" height (large) 24" width ii. Species of plant material shall require approval from the City iii. Plants installed to satisfy the requirements of this section shall meet or exceed the plant quality standards of the most recent edition of American Standard for Nursery Stock, published by the American Association of Nurserymen. Plants shall be capable of withstanding the extremes of individual microclimates. iv. All required landscape areas not dedicated to trees, shrubs, or preservation of existing vegetation shall be landscaped with grass, ground cover, or other landscape treatment, not including sand, rock, or pavement. v. For each plant type associated with the landscape requirements of this section, no single plant species shall represent more than 40% of the total plantings. vi. Plant material shall be installed so it relates to the natural environment and habitat in which it is placed. Native vegetation shall be utilized in all instances unless site conditions or availability of species warrant the use of cultivars or similar materials compatible with the area. vii. The scale and nature of landscape material should be appropriate to the site and structures. For example, larger scaled buildings should be complemented by larger scaled plants. Plant material should be selected for its form, texture, color and concern for its ultimate growth. 9. Tree Survey and Preservation Plan As part of any development plan submission, a tree survey shall be conducted by a certified arborist. The survey shall delineate the limits of all vegetated woodland areas on site. All specimen trees not located in vegetated woodland areas that measure 8" or greater at Direct Breast Height (DBH) shall be tagged, identified and recorded. Based on this tree survey, all trees in below average or poor condition, of a noxious species, or that 14 Mount Carmel Campus Ordinance No. — 14 measure less than 8" DBH, can be removed from the property at the discretion of the owner to assist in providing a healthier growing environment for the existing tree stands. The tree inventory shall rate tree condition and form as follows: • 5 -poor condition: A rating of 5 shall be given to a tree that has significant deadwood, bad sweep or lean, disease or damage by insect pests and larvae, lightning damage, split, or other physical damage. • 4 -below average condition: A rating of 4 shall be given to a tree that has some deadwood, minor sweep or lean, distorted shape, trunk or bark damage, multiple stems, or poor physical quality. • 3 -fair condition: A rating of 3 shall be given to a tree that is average in condition, form, physical state, appearance, and health. • 2 -above average condition: A rating of 2 shall be given to a tree that has little or no damage, sound, good shape and form, and is good in overall physical quality. • 1 -excellent condition: A rating of 1 shall be given to a tree that is excellent in appearance, condition and form, balanced branching and healthy. ii. The following tree species identified are considered noxious: • Buckthorn iii. The following tree species identified are considered undesirable: • Box Elder • Siberian Elm • White Mulberry The preservation of existing healthy trees and natural landscape features on a site is encouraged. The number of new plant materials may be reduced when existing trees of a desirable species in a healthy growing condition are preserved within the area of the perimeter landscape open space. Credit for the preservation of existing trees 8 inches in caliper (deciduous) or 8 feet in height (evergreen) shall be as follows, but in no instance shall a developer or property owner receive greater than a maximum of 50% credit towards the number of required trees: Size of Preserved Tree Tree Credit 1 Canopy or Under -Story Tree, 6" to 12" caliper 3 Trees 15 Mount Carmel Campus Ordinance No. — 14 1 Evergreen Tree or Multi -Stem Under -Story Tree, 6' to 12' height 3 Trees 1 Canopy or Under -Story Tree, 12" to 30" caliper 1 Trees 1 Evergreen Tree or Multi -Stem Under -Story Tree, more than 12' height 4 trees 1 Canopy or Under -Story Tree, more than 30" caliper 5 trees 10. Vegetated Woodland Preservation Wooded areas 2 acres in size or larger or groves of trees with 10 or more individual trees having a diameter of at least 12 inches and a canopy cover of at least 50 percent of the area encompassed by the trees shall be delineated on the submitted plans. Such woodlands shall be protected according to the following retention requirements: • Sector 1 (S 1): 20% Retention • Sector 2 (S 2): 50% Retention ii. All woodland areas retained must have a buffer of 50' from the trunks of trees to be preserved, to protect the trees. If the City determines that a required woodland area cannot be retained due to site constraints or infrastructure requirements, replacement trees must be planted at a rate of one tree for every 200 square feet of woodland removed from the retention area. Where that is not feasible, mitigation may take place by planting supplemental trees at an off-site woodland approved by the City. iii. Exceptions With the incorporation of Best Management Practices (BMPs), Low Impact Development practices (LIDS) or other Sustainable Design practices into the project, the required landscaping may be reduced or arranged in a manner that will enhance the design concept at the discretion of The City of Dubuque. Considerations shall include the following: • Swales or bio -filters placed in islands or at the perimeter of parking areas, designed to improve the filtration and quality of stormwater runoff. • Proposals to modify the type or quantity of landscape materials may be allowed in exchange for the installation of plant species such as 16 Mount Carmel Campus Ordinance No. — 14 native trees, shrubs, grass or perennials that will enhance the filtering capacity of the site and promote the use of diverse native species. Proposed swales or filters using a structural pervious surface may be used for parking or drive aisles provided such features are designed to withstand vehicular loads. E. ARCHITECTURAL STANDARDS All buildings shall have a balanced, integrated design theme that strives to incorporate solid architecture that fits within a Campus -wide character. 1. Building Scale and Massing The size and orientation of buildings is critical to achieving a balanced overall Campus design. The following items shall be addressed to achieve appropriate scale and massing. • Rather than single, large building masses, buildings shall be clustered together where feasible to promote efficient street/driveway systems, shared parking, integrated open spaces and pedestrian linkages between buildings. • Where feasible, buildings and main entries shall be located along the Campus Loop Road to foster a welcoming pedestrian environment. In no instance shall a building's rear entrance or service area be oriented towards the Loop Road or internal access drives. • Building orientation and design elements shall encourage overall visual continuity. • To the greatest extent possible buildings shall be oriented to take advantage of natural light view sheds and passive solar opportunities. 2. Architectural Styles and Building Materials & Colors Architectural styles should be carefully balanced and coordinated with the style, materials, color and massing of other buildings seen throughout the Campus. • A balance of proportions and scale through vertical and horizontal rhythm and facade articulation should be set. • Unarticulated, flat front buildings are prohibited. • A building's main entrance should be clearly defined within the facade. 17 Mount Carmel Campus Ordinance No. — 14 • Building projections shall be pedestrian -scaled and proportional to the building facade. • Structures should be consistent with residential scale and articulation, especially on street facing elevations. 3. Building Materials A range of acceptable building materials shall be considered to enhance architectural interest and Campus character. All new buildings should be constructed with a blend of high quality materials such as masonry (brick and stone) and wood. Limited amount of "glass skin" or decorative stucco may be considered if they are considered accent materials rather than primary materials. In addition, a limited amount of cement board siding may be used in combination with other approved materials if it is an accent rather than primary material. Since all future Campus buildings will be highly visible from roads, access drives and open space, architecture should be complete and wrap all four sides of the building. Primary building materials used on the front or main building facade shall be continued on the side and rear facades. The number of materials on any exterior building face should be limited to no more than three to avoid clutter and visual overload. The following building materials shall not be used as exterior building materials or on any exterior walls: Concrete finishes or precast concrete panels (tilt wall) that are not exposed aggregate, hammered, sandblasted or covered with a cement - based acrylic coating. Metal panels with a depth of less than 1 inch or a thickness less than US Standard 26 gauge. Mirrored glass with a reflectance greater than 40% shall not cover more than 40% of exterior walls. 4. Building Colors The use of a limited range of neutral or natural colors is encouraged. Building colors shall be compatible with the Campus character and subtly enhance a building's visual appeal. • Natural colors and complementary colors shall be used for primary building facades and roof forms. Neutral earth tones (beige to brown), shades of 18 Mount Carmel Campus Ordinance No. — 14 gray, traditional colors (brick red, dark green, navy blue) or light, subdued /hues are acceptable. Contrasting accent colors, which are compatible with the colors listed above, are acceptable for secondary facades or accent colors or details. Primary, bright or excessively brilliant colors are prohibited unless used in very limited applications for subtle trim accents or specifically for art/sculptural elements of a building. Building facade colors should be kept to two or three colors or hues of individual colors. The color of visible roof forms should also be considered when selecting colors. 5. Sustainable Design Principles Best management practices for efficient and sustainable development shall be taken into consideration. The following design principles highlight areas to focus on for future development: • Recycled materials. • Local source material acquisition. • Reduced construction waste. • Health conscious building materials and systems. • Energy efficient materials and systems. • Building rehabilitation. • Stormwater Best Management Practices. • Vegetative swales, rain gardens and expanded wetlands • Water recapture systems • Ground water recharge • Low volume irrigation systems F. SIGN STANDARDS 1. Signage System A coordinated Campus signage system shall be established to facilitate wayfinding to buildings and parking as well as to create a more cohesive and 19 Mount Carmel Campus Ordinance No. — 14 distinct character for the overall site. Such a system shall include a hierarchy of sign types strategically placed throughout the site. Sign types include: • Campus identity: identifies the Campus to visitors at the entrance(s) to the site. • Site identity: identifies a use / site / building, sign will be placed perpendicular to the road within the common parkway. • Campus directional: placed at key decision points within the Campus to guide motorists to sites and building. • Site informational: address specific locational needs such as loading docks, and may be placed on building walls or ground mounted on posts. 2. Sign Standards a. Purpose The purpose of these sign standards is to maintain and enhance the aesthetic environment, maintain pedestrian and traffic safety and minimize the distractions, hazards and obstructions caused by signs, and to minimize the possible adverse effects of signs on nearby public and private property. b. Sign Area, Height and Number The size, height, and number of allowed signs shall be regulated by the Institutional Sign section of the Unified Development Code. c. Prohibited Signs Oversized, pylon, rooftop, neon, rear -illuminated awnings, and fabric banners other than ordinary flags are prohibited. d. Sign Lighting Sign illumination shall comply with the following requirements: • Sign illumination may be external only. • Sign illumination shall be constant in intensity and color and shall not include blinking, flashing, fluttering or other illumination conveying the sense of movement. 20 Mount Carmel Campus Ordinance No. — 14 Illumination of a sign within 100 feet of and visible from any property zoned Residential shall be extinguished between the hours of 11:00 p.m. and 7:00 a.m. every day. Traffic signs shall comply with MUTCD regulations as outlined in the City of Dubuque Unified Development Code. e. Location and Scale All signs shall be located outside of required intersection visibility triangles. All signs shall be located outside the public right-of-way. Signs shall not obstruct significant architectural details or elements, including windows and doorways. All ground -mounted signs shall be placed within planting areas that are coordinated in design for the overall site. Wall signs attached to a building shall be erected parallel to the vertical wall surface and shall not project more than 12 inches from the wall upon which the sign is attached. No wall sign shall project beyond the end or top of the wall or sloping roof to which such sign is attached. A minimum clearance of 8 feet shall be provided between the ground and the bottom of any sign located over a pedestrian way. f. Text and Materials Text on all signs shall be simple and easy to read. It is important that all message wording be selected to maximize information being conveyed while using the most concise vocabulary. A sign with a brief, succinct message is more user-friendly, and will have a cleaner look. All directional lettering shall be a mix of upper and lower case lettering with the first letter of every word capitalized. Avoid spacing letters too close together as crowding will make the sign more difficult to read. Signs shall be constructed of high-quality, durable materials. Brick and mortar or natural stone bases are to be constructed with materials that complement the building architecture. Wood signs are discouraged. g. Exceptions Home address or family name plaques are excluded from the above requirements. 21 Mount Carmel Campus Ordinance No. — 14 h. Exterior Graphics or Art Painting of garage doors with multiple colors or designs is prohibited. All garage doors shall be one color, with a second color allowed for accents only. G. Performance Standards The development and maintenance of uses in this PUD District shall be established in conformance with the following standards. 1. Platting: The conceptual development plan shall serve as the preliminary plat for this PUD District. Subdivision plats and improvement plans shall be submitted in accordance with Article 11. Land Subdivision, of the City of Dubuque Unified Development Code. 2. Site Plans: Final site development plans shall be submitted in accordance with Article 12 Site Plans and Article 13 Site Design Standards prior to construction of each building and vehicle -related feature unless otherwise exempted by Article 12. 3. Storm Water Conveyance: The developer of each lot shall be responsible for providing surface or subsurface conveyance(s) of storm water from the lot to existing storm sewers or to flow line of open drainage ways outside the lot in a means that is satisfactory to the Engineering Department of the City of Dubuque. Other applicable regulations enforced by the City of Dubuque relative to storm water management and drainage shall apply to properties in the PUD District. 4. Noises: Noises generated within the PUD District shall be regulated by Chapter 33, Article IV, Noises, of the City of Dubuque Code of Ordinances. 5. Flood Plain Regulations: The area of the PUD District that lies within the flood plain of Catfish Creek shall be subject to the regulations of Article 6-4 of the Unified Development Code. 6. Phased construction of buildings and parking spaces: The construction of off-street parking spaces may be phased in proportion to the percentage of total building floor area constructed at any one time. Ground area set aside for future parking, loading spaces or driveways or for parking provided in excess of the minimum required number of parking spaces shall not reduce the minimum required area for open space. 7. Other Codes and Regulations: These regulations do not relieve an owner from other applicable City, County, State or Federal Codes, regulations, laws 22 Mount Carmel Campus Ordinance No. — 14 and other controls relative to the planning, construction, operation and management of property in the PUD District. H. Transfer of Ownership Transfer of ownership or lease of property in this PUD District shall include in the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. I. Modifications Any modifications of this Ordinance must be approved by the City Council in accordance with zoning reclassification proceedings of Article 9-5 of the Unified Development Code. J. Recording A copy of this ordinance shall be recorded at the expense of the property owner(s) with the Dubuque County Recorder a permanent record of the conditions accepted as part of this reclassification approval within thirty (30) days after the adoption of this ordinance. This ordinance shall be binding upon the undersigned and his/her heirs, successors and assigns. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 4. This Ordinance shall take effect upon publication as provided by law. Passed, approved and adopted this Attest: day of 2014. Roy D. Buol, Mayor: Kevin S. Firnstahl, City Clerk 23 STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: May 09, 2014, and for which the charge is $18.59. Subscribed to before me, Notary Public in and for Dubuque County, Iowa, , Notary Public in and for Dubuque County, Iowa. art OF DUBUQUE, IOWA OFFICIAL IdBYICE NOTICE IS HEREBY GIVEN that the Dubu- que City Council will conduct a public hear- ing at !a meeting to commence at 6:30 p.m. on May 19, 2014, in the Historic Federal Build ing, 350 West 6th Street, on the follow- ing: IRezonitigs Request by the Sisters of Charity BVM / The Lakota Group to rezone, property at 1100 Mt. Carmel Drive from R-1, Single -Family Residen- tial, to PUD, Planned Unit Development Request by Dr. Mary Lynn Neumeister to rezone the property at 3674 Crescent Ridge from R-1, Single -Family Residential, to C-3, General Commercial Zoning District MARY WESTERMEYER Commiasi00n Number 154885 My Comm, exp, FEB, 1, 2017 Written comments re- garding the above pub- lic hearings may be submitted to the City Clerk's Office on or be- fore said time of public hearing. At said time and place of public hearings all interested citizens and parties will be given an oppor- tunity to be heard for or against said actions. Copies of supporting documents for the pub- lic hearings are on file in the City Clerk's Of- fice and i may be viewed during regular working hours. Any visual or hearing impaired persons needing special assis- tance or persons with special accessibility needs should contact the City Clerk's Office at (563) 589-4100 or TTY (563)'690-6678 at least 48 hours prior to the meeting. Kevin S. rirnstahl, CMC, City Clerk 5/9 STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: June 06, 2014, and for which the charge is $16.30. Subscribed to before me a Notary Public in and for Dubuque County, Iowa, this day of - , 20 . CITY OF JUWJQUE, IAVIA OFFICIAL. NOTICE NOTICE IS HEREBY IVEN that the Dubu- que City Council will condat uct a a public eetinhear- gto ing commence at 6:30 p.m. on June 16, 2014, in the Historic Federal Build- ing, 350 West 6th Street, on the follow- ing: Rezoning Request by the Sisters of Charity BVM / ;The takota Group to rezone property i at 1100 Mt. Carmel Drive from R-1, Single -Family Residen- tial, to PUD, Planned Unit Development Written comments re- garding the above pub- lic hearings may be submitted to the City Clerk's Office on or be- fore said time of public hearing. At said time and place of public hearings all interested citizens and parties will be given an oppor- tunity to be heard for or against said actions. Copies of supporting documents for the pub- lic hearings are on file in the City Clerk's Of- fice and may be viewed during regular working hours. Any visual or hearing impaired persons needing special assis- tance or persons with special accessibility needs should contact the City Clerk's Office at (563) 589-4100 or TTY (563) 690-6678 at least 48 hours prior to the meeting. Kevin S. Firnstahl, CMC, City Clerk 6/6 Notary Public in and for Dubuque County, Iowa. ARV lt, WESTERMEYER Commission Number 154885 dy Comm. Ezp, FEB. 1, 2017